Boutique motel & inn
The room count is fixed. The nights you can sell aren’t.
Rooms times nights in the month is the ceiling, and February sells roughly ten percent fewer nights than the months on either side of it. Occupancy and rate are two separate questions — a single revenue number blends them.
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Cash flow model · lodging business plan · red-flag checklist
- Rooms18
- Nights in the month30
- Occupancy (%)61
- Room nights you can actually sell329
You’re buying a building and a business. Only one of them has an occupancy rate.
- If the property carries a flag, the brand’s improvement plan lists what you must spend, on their schedule. It’s rarely in the listing.
- Guests have already paid for stays that haven’t happened. That cash is in the seller’s account — the room is yours to provide.
- Lodging tax in the account is money held for someone else. It isn’t revenue and it isn’t yours.
- Booking commission collapses into one line on the profit and loss statement. The listing doesn’t say what each channel actually kept.
Three moves, in this order.
1. Start with the real estate and the flag. What the price includes, what secures the loan, and what the improvement plan will cost you.
2. Rebuild revenue as rooms, nights, occupancy and rate, month by month, so February stands alone. Then split bookings by channel and price what each one costs to fill.
3. Check what’s left against the loan, and read it as break-even occupancy. That’s the one number you can test against the property.
You end up with the occupancy you have to hold, not the occupancy you hope for.
A lodging deal is two purchases. The model prices both.
Acquisition Toolkit — three files
| File | What it does |
|---|---|
Boutique Motel & Inn Cash Flow Template .xlsx | Rooms, rate and the flag, booking mix and forward bookings, ancillary revenue and operating costs — then twelve months against the loan and debt coverage. |
Boutique Motel & Inn Business Plan Scaffold .docx | Seventeen numbered sections — the property and the real estate get their own. |
Boutique Motel & Inn Acquisition Red-Flag Checklist Guide | Ten sections of what to verify yourself, starting with the real estate and the flag. |
Lender Package — those three, plus three more.
| File | What it does |
|---|---|
Boutique Motel & Inn Personal Financial Statement .xlsx | What you own, what you owe, and what’s liquid — the picture of you a lender asks for. |
Boutique Motel & Inn Lender Resume Template .docx | Six sections. Your experience, written for whoever decides on the loan. |
Boutique Motel & Inn Loan Document Checklist Guide | Ten sections of what a lender asks for, the third-party property reports included. |
Spreadsheets open in Excel, Numbers or Sheets. Your numbers stay on your computer — nothing uploads.
No hype. No loan promises.
This won’t get you approved and it won’t tell you whether to buy. It helps you build the number yourself, early, while walking away is still free.
It’s built for buying a property that already exists. It can’t tell you what a renovation will cost, and the real estate needs your own attorney and inspections.
We’re not lenders, brokers, attorneys or accountants. Where a question needs one, the files say so.
More before you decide
How to value a small business Due diligence before you buy See all industries