# Hospitality Offering Memorandum Template (Markdown)

Free Hospitality Offering Memorandum structure from IntellCRE (intellcre.com/models/hospitality-offering-memorandum-template/). Anything in [square brackets] is a placeholder to replace with your own facts. Nothing here is real property data.

How to use: paste this into Claude, ChatGPT, Gemini or any assistant together with your deal facts, or fill it in by hand and paste it into your own document.

Skip the typing: IntellCRE builds this from your deal documents. Try it, free to start: https://app.intellcre.com/register

---

## 1. Intro

- **Cover Page:** [Property name]; [Address]
- **Presented By:** [Brokerage]; [counsel-approved disclaimer]

## 2. Executive Summary

- **Price estimate:** [$]
- **Price per key:** [ ]
- **ADR:** [ ]
- **RevPAR:** [ ]
- **Occupancy:** [ ]
- **Brand / flag:** [ ]
- **NOI margin:** [ ]
- **Key count and room mix:** [ ]
- **Brand, franchise term and PIP status:** [ ]
- **Year built / last renovated:** [ ]
- **Food and beverage and meeting space:** [ ]
- **Management (owner / third party):** [ ]
- **Parking and amenities:** [ ]

## 3. The Asset

- **Property Overview:** [Description]
- **Photos and Area:** [Captions; area description]
- **Points of Interest:** [List with distances]

## 4. Operating Performance

- **Period:** [ ]
- **Occupancy:** [ ]
- **ADR:** [ ]
- **RevPAR:** [ ]
- **Total revenue:** [ ]
- **GOP:** [ ]
- **NOI:** [ ]

## 5. Brand, Franchise and PIP

- **Item:** [ ]
- **Detail:** [ ]
- **Cost / date:** [ ]
- **Source:** [ ]

## 6. Financials

- **Income and Expenses / Development Budget:** [Current and proforma; source and period]
- **Assumptions:** Occupancy ramp, ADR growth, FF&E reserve, Franchise and management fees, PIP cost and timing, Exit cap rate

## 7. Sale Comparables

- **Sale Comps Summary:** Keys, Brand, Sale price, Price per key, RevPAR at sale, Cap rate, Year built

## 8. Rent Comparables

- **Rent Comps Summary:** Hotel, Keys, ADR, Occupancy, RevPAR, Segment

## 9. Market Overview

- **Market occupancy:** [Value; source and date]
- **Market ADR:** [Value; source and date]
- **Market RevPAR:** [Value; source and date]
- **Supply pipeline (rooms):** [Value; source and date]
- **Demand drivers (corporate, leisure, group):** [Value; source and date]
- **Seasonality:** [Value; source and date]

## 10. Advisory Bios and Contact Us

- **Advisors:** [Name, title, license, contact]

---

## Drafting rules

- Use only facts the user supplied. Never invent property data, tenants, statistics, comps or quotes.
- If a fact is missing, write [TBD: what is needed] in its place.
- Every market statistic needs its source and date as given by the user; otherwise mark it [TBD: source and date].
- Show arithmetic for any figure you derive and flag it as calculated.
- Write in plain, factual US English. Avoid unsupported superlatives.
- Avoid this hospitality mistake: quoting revpar without adr and occupancy.
- Avoid this hospitality mistake: ignoring the pip.
- Avoid this hospitality mistake: using cap rate on revenue instead of noi after reserves.
- Avoid this hospitality mistake: not stating whether figures are owner- or manager-prepared.
- Leave confidentiality and disclaimer text as [Insert the brokerage's counsel-approved language]; do not write legal text.