Description

JLL’s Hotels & Hospitality Group is pleased to offer for sale the fee simple interest in the 125-room Courtyard Philadelphia Coatesville/Exton (the “Hotel” or “Property”) in Coatesville, PA. This premium branded Hotel benefits from its strategic location at the intersection of Route 30 and Route 82. Situated 45 miles west of Philadelphia and 28 miles east of Lancaster, the city serves as a focal point between the two bustling city hubs. The Hotel is proximate to many of Chester County’s major employers such as Vanguard, QVC Network Inc, Chester County Hospital, and Mainline Hospitals Inc.

The concrete-built Hotel was opened in 2012 and received Marriott’s Construction Excellence Award in the Best Prototype Project. This represents a compelling institutional-quality opportunity, offered unencumbered by management or debt, with a monopolistic market position as the only hotel in Coatesville. This dominant competitive advantage, combined with strategic owner-funded capital improvements to capture high-value SMERF business, positions the asset to capitalize on substantial wedding, sports team, and corporate transient demand with zero direct competition. The Hotel just finished a comprehensive property improvement plan (“PIP”) that began work in August 2025 and just reopened in September. The renovation covered soft goods, common area, tub to shower conversions, and the conversion of 25 guestrooms to the Double Queen configuration to capture the town’s heavy group business. Momentum is strong post-PIP, with revenue on-the-books/pace up $150,000 over the next six months vs same-time-last-year and the third-party management company projecting over $4 million in total revenue for 2027.

Coatesville is experiencing transformative growth with $200 million in public and private investment, including a $75 million velodrome expected to generate 450,000 annual visitors, while the Philadelphia West Suburbs submarket demonstrates exceptional fundamentals with robust transaction activity, and a new $70M train station renovation, zero hotels under construction, and the highest ADR metrics in the greater Philadelphia market. Enhanced by a successfully appealed tax reduction delivering $130,000 in annual NOI improvement and $42,000 in additional income from an EV charging ground lease, this turnkey acquisition offers immediate cash flow with substantial upside potential in a supply-constrained, high-barrier market.

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