Description

JLL's Hotels & Hospitality Group is pleased to offer for sale the fee simple interest in the 170 room Homewood Suites by Hilton Lansdale, a recently renovated extended stay asset in the heart of Montgomery County's life sciences corridor. Following a comprehensive $58,000 per key renovation completed in early 2024, the Property has emerged as the submarket's dominant extended stay product, with MPI climbing from 85.8 in the renovation year to 108.2 in both 2024 and 2025 and Hilton waiving the customary PIP fee in recognition of the asset's condition. With zero extended stay rooms in the Lansdale development pipeline, the Hotel is positioned to exclusively capture incremental demand from Johnson & Johnson's newly announced $1 billion cell therapy manufacturing facility, which will generate over 4,000 construction jobs beginning this year and 500 permanent biomanufacturing positions, alongside steady existing demand from Merck's 14,000 employee Pennsylvania footprint minutes away.

Performance has continued to build through 2026: trailing twelve month RevPAR, total revenue, gross operating profit, and EBITDA are all tracking ahead of the 2025 full year, driven primarily by ADR growth rather than incremental occupancy. Year to date 2026 ARI has reached 104.0, up from 97.4 for full year 2025, evidence the Property can sustain a rate premium consistent with its superior product quality, a trend that would add approximately $421,000 of incremental annual NOI if held through year end. The remaining opportunity is tactical rather than structural: continuing to close the Property's midweek rate gap, most notably on Tuesdays, requires no capital investment and builds directly on momentum already established in 2026. A new owner also has the opportunity to secure a liquor license, previously planned but not yet completed, unlocking an untapped on site beverage revenue stream.

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