The Portfolio

Our collection is as unique as the experiences we provide. Our lifestyle portfolio reflects the creative thinking, modern approach, and passion for the details that Modus embodies.

The Portfolio

Hyatt House Orlando

Orlando, FL Opening Q4 2023
The Portfolio

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.
The Portfolio


Warrenton, VA
The Portfolio

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.
The Portfolio

Hotel Hive

Washington DC xxx
The Portfolio

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.

The Portfolio

POD DC > Motto By Hilton

Washington DC xxx
The Portfolio

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