ULTRA Hotel Conversions™

Hotel Analyzer

💰 What is my property worth today as a hotel?

🏢 What would my property be worth as apartments?

🔨 How much will conversion cost?

📊 What's my IRR and cash-on-cash return?

🏨 I have 3 hotels - can I convert them all?

ℹ️

Pro Forma Analysis Tool

This is a high-level investment planning calculator designed to help you understand potential conversion profitability. We provide industry-standard defaults based on typical multifamily market conditions. Use this as a starting point, then refine with actual quotes from contractors, lenders, and property managers.

Property Snapshot

Leave as $0 if you already own the property
Typical hotel cap rates: 8-11%

Current Hotel Performance

Trailing 12-month average recommended
Auto-calculated: ADR × Occupancy %
Auto-calculated: RevPAR × 365 × Keys

Conversion Costs

Includes: Electrical upgrades • Plumbing modernization • New flooring installation • Interior painting • Molding & trim replacement • Smart door locks • Full kitchen/kitchenette installation • Countertops & cabinetry • Sink & faucet fixtures • Fiber internet & CAT-6/CAT-8 cabling • New windows • Appliance installations (fridge, microwave, stove) • HVAC upgrades • Complete unit transformation to studio apartment/extended stay standard
Includes: Common area renovations • Walkway & corridor upgrades • Lobby modernization • Fitness center buildout • Pool area refurbishment • Parking lot resurfacing & restriping • Landscaping & grounds maintenance • Exterior painting & façade improvements • Signage & wayfinding • Amenity spaces (business center, lounge, etc.) • Site lighting • Outdoor furniture & fixtures
Reserve buffer for unforeseen costs (typically 10-15%): Unexpected structural issues • Permit delays • Material price escalation • Scope changes • Hidden repairs discovered during demolition

Current Hotel Operating Expenses

💡 These line items help establish your baseline hotel operating costs. We'll auto-calculate your hotel OpEx ratio for comparison to post-conversion apartment operations.

Typical: $40-60/key/month
Typical: $65-100/key/month
Typical: 4-8% (0% if self-managed)

Construction Financing

Month when first rental income begins (after escrow close)

Stabilized Apartment Performance

💡 Pro Forma Guidance: Not sure about post-conversion rents or expenses? Use market-rate defaults provided below. Research comparable apartment communities in your area to refine these estimates.

Research comparables in your market
Auto-calculated from Monthly Rent (or enter manually)
Conservative: 85-90%, Strong market: 92-95%
Typical: 3-5% (0% if self-managed)
Pro Forma Default: 50% | Range: 45-55%
Industry Standard: 3-5%

Refinance & Exit Strategy

Current market: 6-8%
Typical: 75-80% of stabilized value
Typical: 0.5-1.5%
Typical: 20-30 years
Typical: 3-5 years

Exit Valuation

Typical apartment cap rates: 4-7% | Lower cap rate = Higher property value = Conversion profit! 🚀