- Climbing Submarket RevPAR: Climbing Submarket RevPAR: As of January 2025, the 12-month average RevPAR in the San Antonio CBD Hospitality Submarket increased by 2.6%, indicating robust growth.
- Approved For Approximately $2.5M in Texas Historic Preservation Tax Credits and Eligible For Federal Historic Tax Credits: Transferable credits provide substantial incentives to offset renovation costs or reduce future tax liabilities, enhancing investment returns and lowering effective project basis.
- Significant Room Revenue Upside Potential: The Hotel’s current RevPAR is $91.42, with 82% penetration compared to $110.96 for the competitive set and $114.04 for the Central Business District (CBD). With strategic revenue management, brand alignment, and renovations leveraging the historic tax credit, a new owner could increase RevPAR to ~$110-$145 and raise the RevPAR index to ~95-115%, unlocking substantial room revenue growth and long-term asset value.
- Parking Revenue Potential: Features 125 parking spaces generating approximately $800,000 annually, with opportunities to grow to $1 million through strategic partnerships with car rental companies, EV charging agreements, courthouse overflow utilization, and market rate adjustments.
- Strategic Branding Opportunity to Reduce OTA Dependency and Maximize Profitability: The property is approved and well-positioned for conversion to multiple-upscale full-service or lifestyle brands, providing a strong opportunity to shift from OTA dependency to direct bookings. Aligning with a recognized premium brand could significantly reduce the current $1 million in OTA commissions, enhancing profitability and long-term asset value.
- Recent Renovations and Profit Expansion Opportunity: In 2021, ownership invested approximately $1 million to upgrade the kitchen and renovate the banquet space. New investors have the opportunity to unlock additional profit potential by fully leveraging the banquet catering business, which remains significantly underutilized.
INVESTMENT OVERVIEW
Offered Below Replacement Cost In A High Barrier-To-Entry Location: Situated in the heart of Downtown San Antonio, the Riverwalk Plaza Hotel is a 131- room independent property located at 100 Villita Street in San Antonio, Texas. The property boasts a prime location on the iconic San Antonio Riverwalk, one of the city’s most vibrant tourism and entertainment districts. The property features a heated pool, fitness center, a F&B bar and restaurant (The Gavel), and a leased coffee shop (Niche Coffee).
Strategic Downtown Positioning: Located in San Antonio’s dynamic Downtown district, the hotel benefits from its proximity to attractions like the Riverwalk, The Alamo, and the Henry B. Gonzalez Convention Center, which hosts over 250 events and 500,000 attendees annually. Nearby landmarks such as the Alamodome, Tower of the Americas, and Majestic Theater further attract both leisure and business travelers. Its location near San Antonio International Airport, a major transportation hub serving millions of travelers annually, adds to its accessibility and appeal for a wide range of visitors.
Texas & Federal Historic Tax Credit Incentives – Maximizing Investment Returns: The Riverwalk Plaza Hotel has recently become eligible for both the Texas Historic Preservation Tax Credit (THPTC) and the Federal Historic Tax Credit (HTC), offering investors a substantial financial advantage. These programs provide up to 45% in total tax credits on qualified rehabilitation expenditures, significantly reducing renovation costs and property tax burdens while enhancing long-term asset appreciation. Beyond direct cost savings, these tax credits create opportunities for advanced financing strategies and strategic partnerships, allowing investors to optimize returns. When combined with the hotel’s prime Riverwalk location and strong growth potential, this unique financial positioning presents a compelling investment opportunity with significant upside.
Prime Investment Opportunity with Renovation, Expansion, and Branding Upside: This well-maintained asset offers substantial renovation and marketing potential, backed by long-term infrastructure upgrades that ensure the property is operationally sound with no deferred maintenance. Major systems, including the roof (under warranty), plumbing, electrical, chillers, boilers, elevators, and IT infrastructure, have been thoughtfully maintained. There is significant upside potential in room renovations, as demonstrated by updated sample rooms featuring expanded bathrooms, coffered ceilings, condo-style finishes, and modern lighting. The property’s prime location, with Riverwalk-facing balconies and hundreds of guided tours passing daily, provides an untapped opportunity to enhance brand exposure and appeal through living walls, public art, or story-driven designs. Additionally, ballroom and banquet spaces present opportunities for luxury renovations, incorporating state-of-the-art technology to attract high-end group business. The hotel’s robust structural foundation includes a basement and two above-ground parking levels, with the potential to add two additional floors or a rooftop venue, subject to engineering confirmation. Expansion opportunities could further leverage historic tax credits, maximizing ROI and diversifying revenue streams.
Educational Institutions Driving Economic Growth: The Riverwalk Plaza Hotel is close to several prominent universities that shape San Antonio’s educational landscape, including the University of Texas at San Antonio (UTSA), currently undergoing a merger with UT Health San Antonio. This merger will create one of the largest research institutions in the nation by 2026. The growing Downtown Campus and other expansions will drive long-term demand for lodging, parking and hospitality services.
Major Development Projects Fueling Growth: San Antonio is experiencing significant development, including the $4 billion Project Marvel, featuring a new Spurs arena, and a $200 million stadium for the San Antonio Missions baseball team. Additional projects, such as the Southtown Aldea Development and the Hemisfair revitalization, are transforming the city, while a $2.5 billion expansion of San Antonio International Airport is expected to further increase tourism and business travel. These developments position the city as a growing regional hub, offering robust opportunities for hospitality investment.
