加拿大华人论坛 美国房产买卖El monte 假日酒店可接受人民币购买

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著名假日酒店原价4500万美金，现在只需要3500万美金，可接受人民币付款！咨询☎6266251833 、酒店基本信息： 1、Basic Information of the Hotel: 1)、酒店地址：9920 VALLEY BLVD, EL MONTE, CA 91731 Address of the Hotel : 9920 VALLEY BLVD, EL MONTE, CA 91731 2)、酒店土地面积：14 万平方英尺。 Land Area of the Hotel: 140,000 square feet 3)、酒店物业建筑面积：96000平方英尺。(以规划图为准) Construction Area of the Hotel: 96,000 square feet (please refer to the layout plan). 4)、酒店一楼：配套 LOBBY、健身房、会议室、宴会厅、办公室、中西餐厅、洗衣房、仓库等配套。 The 1st floor of the Hotel: supporting facilities including lobby, gym, conference rooms, banquet hall, offices, Chinese and Western restaurants, laundry room, storage and etc. 5)、二楼和三楼、四楼、包括一楼部分有141个房间。 There are total 141 rooms on the 2nd, 3rd and 4th floor, including some rooms on the 1st floor. 6)、酒店停车场：168个。 Hotel parking: 168. 7)、酒店2017年12月份建筑完成。 The Hotel was completed in December 2017. 8)、酒店经营时间：2018年1月份到现在2020年 。 Hotel Operation Time: January 2018 to present (2020). 9)、酒店级别3.5星级。 The Hotel level is 3.5-star. 10)、酒店装修标准四星级标准。 The decoration standard of the Hotel is four-star standard. 11)、酒店房间面积分别：平均450平方英尺、550平方英尺、650平方英尺。 The area of the hotel rooms is respectively: 450 sqft on average, 550 sqft and 650 sqft. 12)、酒店公共空间高大时尚大气。LOBBY四星级酒店标准。 The public spaces of the Hotel is high class, fashion and top grade. The lobby is four-star standard. 2,酒店过去两年销售收入： Sales income of the Hotel in last two years: 1)、2018 年 580万美金。 $ 5,800,000 in 2018. 2)、2019 年 500万美金。 $ 5,000,000 in 2019. 3、酒店赚钱的方式： Methods Hotel makes money: 1)、降低不合理的经营成本，餐厅必须租赁经营。 Reduce the unreasonable operating costs, and the restaurants must be rented to operate. 2)、尽可能不要贷款购买酒店，如果贷款购买酒店，投资收益率只能计算直接投资的部分。 Try not to buy the Hotel by bank loan, if to do so, the rate of return on investment can only calculate the portion of direct investment. 3)、酒店过去两年融资成本高：2017年酒店是投资了4500万美元建成；2018 年开始酒店有资产抵押贷款1500万美金。2019年10月份2000万美金的基金公司贷款，目前每个月贷款利息13万美金，年度利息7.8%，一年需要156万美金的融资成本。 Hotels have had high financing costs over the past two years. The Hotel was built with an investment of $45 million in 2017. Starting in 2018, the Hotel has an asset mortgage of $15 million. In October 2019, $20 million of fund company loan was made. At present, the monthly interest of the loan is $130,000, and the annual interest rate is 7.8%. The annual financing cost is $1.56 million. 4)、酒店在过去两年大规模面积自己经营餐饮业，这是一个非常错误的经营方式。2018 年餐饮部门员工 40 人以上，增加了经营成本，餐饮业部门员工工资 80 万美金。2019 年餐饮部门员工减少到 20 人左右，员工工资 40 万美金。 In the past two years, the Hotel has been running catering industry on a large scale by ourselves, which is a very wrong way of doing this business. In 2018, there was more than 40 employees in the catering department, which increased the operating costs. The salary of employees in the catering department was $800,000.  In 2019, the employees of the catering department was reduced to about 20, with the salary of $400,000. 因此过去两年融资成本+餐饮业部门人工成本=200 万美金以上。 Therefore, financing costs in last two years + salary of employees in the catering department = more than $ 2 million 5)、新的业主购买酒店不可以计算融资成本和餐饮业成本。 New Hotel purchaser can not calculate the financing costs and costs of catering department. 4、酒店年度利润： Annual profit of Hotel: 1)、如果现金购买，没有每年150万美金的贷款利息成本。 There will be no costs on annual loan interest of $ 1.5 million if the Hotel was purchased in cash. 2)、如果将餐饮业租赁经营，没有餐厅部门人工成本 40万美金以上。 再加上没有贷款，可以降低经营成本 200 万美金以上每年，因此酒店利润是年度 200 万美金以上。 If the restaurant was leased, there will no labor cost of more than $400,000, and without the loan, the operating costs can be reduced by more than $2 million per year. Therefore, the annual profit of Hotel will be more than $ 2 million. 5、酒店房地产价值分析： Hotel’s real estate value analysis: 1)、酒店土地 3 英亩，目前 EL MONTE VALLEY BLVD 3 英亩土地市场价值 1800 万美金。 There are 3 acres of land for hotel, and the current market value of the land for EL MONTE VALLEY BLVD is $18 million. 2)、房地产室内面积大约 96000 平方英尺，建筑成本 2000 万美金。 The interior area of the real estate is approximately 96,000 square feet, and the construction cost is $ 20 million. 3)、项目图纸设计+融资成本+项目管理费用+各种其它费用，大约 1000 万美金。 Drawing design of the project + financing cost + project management cost + other charge is about $10 million. 4)、因此假日酒店实际房地产投资成本是4500万美金。 Therefore, the actual real estate investment cost of Holiday Inn is $45 million. 5)、房地产市场价值 5000万美金。 The real estate’s market value is worth $ 50 million. 6)、2019 年 10 月份银行贷款房地产评估报告价格4100万美金。 In October 2019, the bank loan evaluation report of real estate’s price was $41 million. 6、酒店年度利润预测： The annual profit forecast of the hotel: 1)、年度销售收入 500万-600万美金之间。 The annual sales income is between 5 million and 6 million. 2)、员工成本年度 90 万美金是合理范围。 The annual staff cost of $900,000 is a reasonable range. 3)、房地产税和物业维护年度成本50万美金。 The annual cost of real estate tax and property maintenance is $500,000. 4)、年度保险20万美金。 Annual insurance is $ 200,000. 5)、水电费成本40万美金。 合计经营成本：200万美金。 The cost of utilities is $400,000. Total operating cost: $2 million. 6)、销售收入提成： A, 品牌提成销售收入 8%。 B, 网站销售提成平均 12%。 因为很多是品牌和客户自 己假日酒店、旅游公司这些客人没有提成。 C, 管理公司3%。 合计 以上需要总销售收入的 23%以上的成本。 如果年度销售收入 500 万×23%=115万。 如果年度销售收入 600 万×23%=138 万。 Sales revenue commission: A, Brand commission sales revenue is 8%. B, website sales commission average 12%. Because many of them are brand and customer"s own holiday hotels, these customers of travel companies do not receive a commission. C, management company 3%. The total above requires a cost of more than 23% of the total sales revenue. If the annual sales income is 5 million × 23% = 1.15 million If the annual sales income is 6 million × 23% = 1.38 million 7)、利润计算：如果年度销售收入 500 万-（200 万+115万）=185 万美金/年。 Profit calculation: If the annual sales income is $5 million-($2 million + $1.15million) = $1.85 million/ year. 如果年度销售收入 600 万-（200 万+138 万）=208 万美金/年。 If the annual sales income is 6 million-($2 million + $1.38 million) = $2.62million/ year. 7, 酒店年度投资收益率分析： Hotel annual investment return rate analysis: 7-1、如果年度销售收入500万美金，利润是185万美金，如果3500万美金购买，年度投资收益率超过5%。 if the annual sales income is 5 million US dollars, the profit is 1.85 million US dollars, if 35 million US dollars is purchased, the annual investment return rate exceeds 5%. 7-2、如果年度销售收入600万美金，利润是262万美金，如果3500万美金购买，年度投资收益率超过7%。 If the annual sales income is 6 million US dollars, the profit is 2.62 million US dollars. If the purchase is 35 million US dollars, the annual investment return rate will exceed 7%. 7-3、美国房地产投资收益率： 居住房屋年度投资收益率2% 办公室年度投资收益率3% 酒店年度投资收益率5% 投资收益率超过银行贷款利息就是非常好的投资收益率。 US real estate investment yield: Annual investment return rate of residential houses 2% Annual investment return rate of office 3% Annual hotel investment return rate of 5% A return on investment that exceeds the interest on bank loans is a very good return on investment. 8、酒店房间价格定位： Hotel room price positioning: 1)、正常价格：起价：149美金、169美金、189美金、199美金。平均价格169美金。节假日增加 30%或者 50%。 Normal price: Starting price:  $ 149,  $ 169, $ 189, $ 199. The average price is $169. 30% or 50% increase on holidays. 2)、入居率平常 60%-70%，每个星期五、星期六、星期天、节假日入居率平常 70%-90%，全年平均入居率75%，目前新冠病毒期间酒店平均价格较低到110美金左右。入居率平常 50%。 The occupancy rate is usually 60% -70%. The weekly occupancy rate is usually 70% -90%. The average occupancy rate is 75%. The average hotel price during the Corona Virus period is as low as about $ 110. Normal occupancy rate is 50%.

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