Hodges Ward Elliott, as exclusive agent for the Seller, is pleased to present for your consideration the 220-key SpringHill Suites Atlanta Buckhead – a premium-branded, all-suite hotel – located in the heart of the Buckhead CBD, one of the Southeast’s premier destinations.
| Address: | |
| KEYS: | 220 (All Suites) |
| YEAR Built: | 2005 |
| Floors: | 11 |
| F&B Outlets: |
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| MEETING SPACE: | 2,233 SF (Three Rooms) |
| AMENITIES: |
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| Parking: | 131 Spaces (Subgrade; $29.00 / Day) |
| Building: | 201,823 SF |
| SITE: | 23,414 SF / 0.54 Acres |
| MANAGEMENT: | Marriott International (Unencumbered) |
| LABOR: | Non-Union |
| Ownership Interest: | Fee Simple |
Investment Highlights
Ideal Buckhead Location
One of the country’s most acclaimed urban mixed-use areas, Buckhead’s diverse combination of Class A office space, world-class shopping, luxury hotels, fine dining, high-rise residential, and popular entertainment venues is unrivaled in the Southeastern U.S. Easy highway access as well as public transportation, both public and private schools, and a diverse local populous makes Buckhead the center of all things Atlanta.
The SpringHill Suites sits in the middle of over 14.0M SF of Class A office space (second-highest asking rents among major Atlanta office submarkets), two premier super-regional malls totaling 2.3M SF of retail space (Lenox Square and Phipps Plaza), and over 3,000 high-end residential units, creating a seven-day demand base.
The Property also uniquely benefits from its location directly on the heavily-trafficked Buckhead Loop, which gives the Hotel both excellent visibility as well as unmatched accessibility to the rest of Buckhead and Atlanta as a whole.
Highly Walkable Location Proximate to Significant Food & Beverage Options
Buckhead has long been home to some of Atlanta’s best restaurants, and the area immediately surrounding the SpringHill has transformed in recent years into a highly walkable food and beverage destination. Buoyed by the recent and future openings of the Prominence and Buckhead Landing mixed-use developments, respectively, SpringHill guests now have access to a multitude of popular restaurant options ranging from fine dining to sports bars to fast-casual that they did not have previously.
Tremendous Renovation Upside
The SpringHill Suites was last renovated in 2015, when guest room soft goods and select lobby furnishings were replaced. The dated look and condition of the Property has resulted in a decline in RevPAR penetration, which has fallen from 111.5% in 2021 to 93.7% in 2024. With nearby all-suite hotels in Buckhead generating RevPAR well above $100, there is a clear path to revenue and cash flow growth following a comprehensive renovation.
Opportunity to Convert to Franchised Operations
Upon sale, new ownership can convert the Property (as of right, per the HMA) from brand-managed to a franchise - with zero associated conversion fees - affording an investor flexibility and upside in future operations.
Extended-Stay Conversion / Dual-Branding Optionality
Remarkably, there is only one true extended-stay hotel in the entire Buckhead CBD. As there is additional demand, there may be an opportunity to dual-brand the Property.
Best-In-Class, All-Suite Product
Standing 11 stories tall, the 201,823-SF concrete-frame SpringHill Suites is one of the best select-service hotels in Buckhead. The Property’s 375-SF rooms are amongst the largest of any select-service hotel in the market. In addition, the Hotel owns its parking (131 subterranean parking spaces), unlike many of its competitors.
Reduced Marriott Supply in Buckhead
In December 2024, the 349-key Atlanta Marriott Buckhead Hotel & Conference Center was converted to a Wyndham. The former Marriott, which has not been renovated since 2008, previously served as the low-cost provider among Marriott-affiliated Buckhead hotels. No longer part of the Marriott system, the SpringHill Suites and other Marriott hotels in Buckhead will benefit from this rebranding going forward.
2026 FIFA World Cup / Upcoming Atlanta Mega-Events
Atlanta will experience a massive influx of demand next summer thanks to the 2026 FIFA World Cup. Experts predict each World Cup match could have an economic impact roughly equivalent to an NFL Super Bowl. Hosting a total of eight matches – including one of the two semifinal games – Atlanta will host the second-most matches of any city.
Atlanta is also hosting six matches of the 2025 Club World Cup Tournament in June and July – the largest stand-alone global club soccer event ever – featuring the best 32 clubs globally.
Recently announced, Atlanta will host Super Bowl LXII in 2028 at Mercedes-Benz Stadium. In 2019 – the last year that Atlanta hosted the Super Bowl – Buckhead annual RevPAR grew by 5.9% YoY.
In addition, Atlanta will be hosting the 2031 NCAA Men’s Basketball Final Four, marking the fifth time the city will host the event.
The SpringHill Suites is a five-minute walk from MARTA’s Buckhead Station, allowing guests quick and direct access to Downtown Atlanta, where these events will occur.
Large, New Office Leases in the Area
April 2024 - AT&T signed a 205,000-SF lease in Buckhead. This move follows AT&T’s signing of another 120,000-SF lease in July 2023, just a short drive from the SpringHill. The company is currently renovating its new office space and intends to move its employees into the space in late 2025.
August 2024 - Law firm Morris, Manning and Martin, LLP announced they would be relocating from the Atlanta Financial Center to Two Alliance Center, taking 104,000 SF. The move places one of Buckhead’s longest-tenured law firms just 0.5 miles from the SpringHill.
December 2024 - SouthState Bank signed a new, long-term lease for 87,000 SF at The Prominence, directly across the street from the SpringHill. They will move in later this year.
February 2025 - Law firm Greenberg Traurig renewed its 105,000-SF lease at Terminus 200 through 2039, with Greenberg occupying the top five floors of the 565,000-SF tower, located just two blocks from the SpringHill.
No New Supply
Beginning in 2021, five new hotels opened in the historically high-barrier-to-entry Buckhead submarket. Record supply growth has equated to a 15% increase in inventory in recent years. Looking ahead, there are no hotels under construction or in planning in Buckhead – a true rarity among urban Sunbelt submarkets.
Exceptional Basis / Significant Discount to Replacement
At the expected level of pricing, the SpringHill Suites offers tremendous value to an investor. The cost to develop a new, 11-story hotel in Buckhead today would easily exceed $400,000 per key. A new owner’s all-in basis will be a fraction of this amount.
