See Our Current Portfolio
Case Study

The River Inn

Washington DC Long-term Hold
Case Study

POD Philly > Motto By Hilton

Philadelphia Website | Case Study
Case Study

The Windsor Suites

Philadelphia PA Long-term Hold
Case Study

The Normandy

Washington DC Turnaround & Sell
Performance

The River Inn

Washington DC 125 Rooms
  • A consistent performer:
    • Average GOP of 50% per year
    • Consistently a Top 5 Hotel in Washington DC on TripAdvisor
  • Converted two floors to student housing to diversify customer base, with great results:
    • 2019: RGI 104.4 | 3.1 share growth YoY
    • 2020: RGI 167.7 | 54.4 share growth YoY
  • Ideally situated to take advantage of several area demand generators:
    • George Washington University
    • George Washington University Hospital
    • The Kennedy Center
    • Georgetown Shopping & Dining
    • Several Federal Government Agencies
    • International Monetary Fund HQ
    • Embassy Row
The River Inn
Tripadvisor Traveler Rating
2,486 reviews
Tripadvisor Ranking
#6 of 153 hotels in Washington DC
Performance

POD Philly > Motto By Hilton

Philadelphia 252 Micro rooms
  • Joint venture with landowner to develop 100,000 sq. ft., L-shaped lot near Rittenhouse Square
  • Micro Hotel model selected:
    • Location in walkable, urban commercial center.
    • Limited property footprint.
    • 20% lift in revenue over traditional hotel model.
  • Hotel was open as POD Philly for 6 months. Performance vs competition:
    • 110% occupancy index.
    • 85% ADR index Became the 2nd Modus hotel to become a Motto by Hilton.

Modus Hotels helped Hilton develop Motto from the ground up.

Performance

The Windsor Suites

Philadelphia PA 125 Rooms
  • A consistent performer:
    • Average GOP of 50% per year
    • Average RGI of 131.8 from 2019-2020
    • Averages 80-90% occupancy
    • Consistently a Top Hotel in Philadelphia on TripAdvisor
  • Suite-style hotel with penthouse level suites and amenities.
  • Positioned to capture both short-term and extended-stay business.
  • Close to museums, tourist attractions and central business district.
Performance

The Normandy

Washington DC 75 Rooms
  • In 2013, prospective owners engaged Modus Hotels to conduct due diligence
  • Modus identified 4 cost opportunities:
    • Excessive breakfast costs
    • Inflated housekeeping payroll
    • Excessive laundry costs
    • A poorly managed “Wine Hour”
  • Modus assisted in capital raise
  • New owner named Modus as hotel manager
  • Sold in 2017, resulting in a 19.5% IRR.
  • Modus led disposition process
  • Modus re-selected as management company after hotel was sold in 2022.