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Hotel Acquisition Financial Model

Hotel Acquisition Pro Forma Model

An Excel model for full-service, limited-service, extended-stay, boutique, resort, and other hotel acquisitions.

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Walkthrough of the TILT hotel acquisition model
50+
output sheets
500+
firms use TILT models
$1M–$1B+
deal sizes underwritten
15+ yrs
building financial models

Hotel acquisitions this model handles

Use the same model for full-service, limited-service, extended-stay, boutique, resort, and other hotel properties.

  • Full-Service Hotels
  • Limited-Service Hotels
  • Extended-Stay Hotels
  • Boutique Hotels
  • Resorts
Explore acquisition modelsMixed-Use Acquisition ModelResidential Acquisition ModelCommercial Acquisition Model
Justin Acciavatti, founder of TILT Analytics

Who builds it

Justin Acciavatti builds and supports every TILT model.

Justin has spent 15+ years building financial models, primarily for real estate developers and investors, with additional experience in investment banking, M&A, and startup finance. More than 500 firms use TILT models, and you work directly with him.

Direct support

Book a complimentary 15 to 30 minute screen-share before you buy. Justin will run your deal structure through the model so you can see whether it fits. If you buy, that time counts toward the one hour of working time included with the model.

Talk to Justin

Custom work

Need a hotel operating assumption, refinance, or report that is not in the standard model? Justin can add it for an hourly fee.

See RE Analyst services

What the hotel acquisition model handles

Start with ADR, occupancy, revenue, and expenses. Then test renovations, financing, refinancing, and sale without circular references.

Inputs & Workbook Tools 11 features
  • All inputs on one page
    Categorized and hyperlinked for fast navigation and no hunting through tabs
  • Show only rows with data
    One-click button toggle for clean output across all output sheets
  • Show/hide output sheets
    Easily toggle to display only the sheets you need right from the table of contents
  • Print report packets
    Select and print any combination of sheets from the table of contents with the push of a button
  • Smart sources and uses
    Funding order, timing, and availability month by month
  • Loan Interest Without Circular References
    Calculate interest without turning on iterative calculations.
  • Input error check
    Flags common errors with labeled warnings
  • Flexible input methods
    Enter amounts per room, per square foot, per month, or as a total.
  • Hyperlinked table of contents
    Jump to any of the 50+ sheets
  • Reorder Sheets
    Change the report order from the right-click menu.
  • Rename Sheets
    Change a sheet name and the table of contents updates with it.
Hotel Operations & Revenue 4 features
  • ADR, RevPAR & Occupancy
    Forecast room rates, occupancy, and revenue per available room.
  • Departmental Revenue & Expenses
    Model rooms, F&B, banquet, telecom, and other departments separately.
  • Franchise & Management Fees
    Use percentage, fixed, base, and incentive fee structures.
  • Hotel Formats & Brand Reporting
    Model full-service, limited-service, extended-stay, boutique, or resort hotels with brand-specific reporting.
Capital Stack & Partnership 4 features
  • Non-cash contributions
    Give a partner equity credit for land or another contributed asset.
  • Up to 6 LPs and 3 GPs
    Track separate contributions and returns for each partner.
  • Multiple payout options
    Use an IRR waterfall, GP catch-up, fixed split, or another payout structure.
  • Mezzanine Debt and Grants
    Add other funding sources alongside the acquisition loan.
Investment Returns & Exit 3 features
  • Exit Value by Cap Rate or Amount
    Value the sale with an exit cap rate, stabilized NOI multiple, or direct sale price.
  • Sensitivity analysis
    Test changes to ADR, occupancy, expenses, interest rates, and other assumptions.
  • Hotel Renovation & Ramp-Up
    Schedule phased improvements and test ADR, occupancy, and RevPAR uplift before stabilization.
Optional Add-Ons 2 add-ons
  • Mixed-Use Property Types
    The base model includes one property type. Add the other property types your acquisition needs.
  • Multi-date exit
    Sell separate parts of the property at different times.

Underwrite the hotel you are buying.

Tell us about the property, operating plan, and renovation assumptions the model needs to handle.

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Hotel Acquisition Pro Forma Model

Frequently Asked Questions

What is a hotel acquisition pro forma model?

A hotel acquisition pro forma model is the financial model used to underwrite the purchase of an existing hotel property. It forecasts ADR, RevPAR, occupancy, department-level expenses, renovation premium, franchise fees, and exit returns. The TILT hotel acquisition model handles full-service, limited-service, extended-stay, and boutique hotels with brand-specific reporting.

Does the model handle full-service, limited-service, extended-stay, and boutique hotels?

Yes. ADR, RevPAR, occupancy, and department-level expenses (rooms, F&B, banquet, telecom, other) are all standard. Full-service, limited-service, extended-stay, and boutique can all be modeled. Two hotel sections can run in parallel if you are modeling a campus or a brand mix.

What if the acquisition includes residential or commercial components?

TILT can upgrade the model to the mixed-use version. The same engine handles hotel plus residential plus commercial acquisitions in any combination.

Does the model handle hotel value-add and renovation scenarios?

Yes. Renovation premium on ADR or occupancy, phased ramp-up, RevPAR uplift assumptions, and refinancing for cash-out or LTV-target events are all standard. The model handles seasonality, stabilized year separately from ramp-up, and exit valuation on cap rate or NOI multiple.

Does the model handle franchise fees and management agreements?

Yes. Franchise fees as a percent of revenue or a fixed amount, management fees, base plus incentive fee structures, and brand-specific reporting all work. Hotel-specific operating expense logic is built into the model.

What if I need a feature that is not built in?

TILT can customize the model. Specific franchise structures, brand reporting, or hotel acquisition logic the standard build does not cover get added by Justin for an hourly fee.

How long until I am productive?

Most clients have their first acquisition running within an hour. Each TILT model includes up to one hour of working time with Justin in total. You can use 15 to 30 minutes before buying to test your deal structure; that time counts toward the hour. Ongoing technical support is free.

Tell us about the property.

Send us the property type and what you need to model. We'll confirm whether the model fits and explain the next step.

  • 50+ professional output sheets
  • Financing, refinancing, and exit analysis
  • Direct technical support
  • Customization available when you need it

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