INVESTMENT HIGHLIGHTS
FINANCIALS
Year Gross Revenue
2025 $102,640 Gross Revenue / $71,913 (NOI)
2024 $107,132 Gross Revenue / $77,720 (NOI)
Avg NOI 2024-2025 $74,817
Jun 2026 YTD Gross Revenue $56,536 / $26,609
- (NOI)
- 2026 YTD NOI includes $8,919 one-time capital improvement expense and full-year property taxes paid in H1.
Adjusted NOI tracking ~$71,000 annualized. 2026 gross revenue pace (~$113K annualized) is running 10%+ above 2025.
Pro Forma Upside
Scenario
Year 1 - Stabilized $135,000 / $93,000 (NOI)
Year 2 - Optimized $165,000 / $117,000 (NOI)
Year 3 - Fully Activated $210,000 / $155,000 (NOI)
At $155K NOI and a 6.5%-8% cap rate, the property supports asking price. Upside is real and documented -- not speculative.
PROPERTY HIGHLIGHTS
MARKET POSITION
Mineola sits at the intersection of the Dallas-Tyler-Longview corridor, drawing visitors from a combined metro population of 8M+. The property anchors Mineola's emerging arts and cultural district and benefits from consistent tourism traffic to the Mineola Nature Preserve, Lake Fork (one of Texas' top bass fishing destinations), and the broader East Texas leisure market.
Independent boutique hotels are outperforming branded properties nationally -- JLL data shows a 55% liquidity increase for independent assets post-pandemic vs. 3% for branded. It franchise fees, no PIP exposure, and full operational flexibility.