Select-Service Fairfield Inn
For Sale
Contact for pricing
370 Orange Dr, Vacaville, CA 95687
Fee simple 81-room select-service Marriott hotel with recent capital investment and established transient, corporate, and military demand.
Property Size38,742 SF
Price / SF$46.46
Days on Market55
Property Features for 370 Orange Dr
General Information
Standard status
Active
Size
38,742 SF
Property subtype
Hospitality
Building Details
Year Built
1999
Listing Agency:
HREC Investment Advisors
Listed By:
Chris Stein · License #FA.100107464
Source:
Crexi
Added: Jun 15
Changed: Jul 10
Last Checked: Aug 8 at 7:37AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of HREC Investment Advisors
Investment Insights
Based on property information with market context.
The property is a well maintained, select-service Fairfield Inn operating under the Marriott brand. The offering is for fee simple interest in the 81-room hotel at 370 Orange Dr, presented as a turnkey lodging asset with recent capital investment supporting the brand’s quality standards.
The hotel is situated within Vacaville’s primary commercial corridor between the San Francisco Bay Area and Sacramento. The surrounding lodging demand is described as diversified, with meaningful support from Travis Air Force Base, along with regional biotechnology and healthcare activity, logistics and distribution operations, and steady corporate and government-related travel throughout Solano County.
For qualified investors and operators, the asset provides exposure to a broad mix of transient, corporate, and military related demand generators. The offering also highlights potential operational efficiencies associated with owning both this Fairfield Inn property and the neighboring Residence Inn Vacaville at 360 Orange Dr, with possible improvements across staffing, management, sales and marketing, purchasing, and maintenance. Tours are available by appointment only, with registration and tour scheduling requirements directed through the listing broker.
The hotel is situated within Vacaville’s primary commercial corridor between the San Francisco Bay Area and Sacramento. The surrounding lodging demand is described as diversified, with meaningful support from Travis Air Force Base, along with regional biotechnology and healthcare activity, logistics and distribution operations, and steady corporate and government-related travel throughout Solano County.
For qualified investors and operators, the asset provides exposure to a broad mix of transient, corporate, and military related demand generators. The offering also highlights potential operational efficiencies associated with owning both this Fairfield Inn property and the neighboring Residence Inn Vacaville at 360 Orange Dr, with possible improvements across staffing, management, sales and marketing, purchasing, and maintenance. Tours are available by appointment only, with registration and tour scheduling requirements directed through the listing broker.
Key Highlights
- Fee simple 81‑room select‑service Fairfield Inn in Vacaville, CA (370 Orange Dr), built in 1999
- Marriott‑brand hotel with recent capital investment and ongoing brand standards
- Demand drivers referenced include Travis Air Force Base, regional biotech/healthcare activity, and logistics/distribution operations
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$97,165
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.40%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,943,300
$1.9M
Cap Rate 7%
$1,388,071
$1.4M
Cap Rate 9%
$1,079,611
$1.1M
Market Conditions
NOI Build-Up for 38,742 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$371.9K $9.60/SF
− Vacancy
−$167.4K −$4.32/SF
EGI
$204.6K $5.28/SF
− OpEx
−$107.4K −$2.77/SF
NOI
$97.2K $2.51/SF
Area
Vacaville, CA
Vacancy
45.00%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,943,300
Cap Rate 7%
$1,388,071
Cap Rate 9%
$1,079,611
Alternative Uses
Best Use
Hotel Hospitality
$1.39M
$1.21M – $1.62M
NOI $97,165 @ 7.0% cap · market cap 5.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.41M
$9.98M – $13.31M
NOI $798,705 @ 7.0% cap · market cap 44.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
955
Businesses Nearby
Explore this area
Business Placement
Demographics for 95687, CA
69,837
Population
24,283
Households
2.9
Avg Household Size
39
Median Age
25%
College-Educated
90%
High-School Grad
44.6 sq mi
ZIP Area
1,566
Density / Sq Mi
$106,648
Median Household Income
$53,027
Median Earnings
$2,250
Median Rent
$583,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Fee simple 81-room select-service Marriott hotel with recent capital investment and established transient, corporate, and military demand.
Where is this hotel located?
The property is located at 370 Orange Dr Vacaville, CA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Fee simple 81‑room select‑service Fairfield Inn in Vacaville, CA (370 Orange Dr), built in 1999; Marriott‑brand hotel with recent capital investment and ongoing brand standards; Demand drivers referenced include Travis Air Force Base, regional biotech/healthcare activity, and logistics/distribution operations
