A proprietor focused hotel platform

Select-service · Extended-stay · Boutique & lifestyle · Value-add repositioning

01 — VISION

A best-in-class hotel ownership platform, defined by a hospitality culture you can feel.

Illustrative image of a hotel host placing a brass room key with a claret leather tag into a guest's hand across a walnut reception desk — OUR OPERATING PHILOSOPHY Empowered & invested.

OUR MISSION

Proprietor Hospitality is an owner-operator platform built by hoteliers. Our mission is to create best-in-class hotel ownership, where a tangible hospitality culture, engaged talent and cutting-edge technology work as one, driven by a relentless focus on long-term value and returns for owners and investors, memorable stays for guests and rewarding careers for our teams.

i Hospitality culture Service you can feel in every interaction, from being on a first-name basis with our guests to an owner's pride in every room.

ii Long-term value Every decision is weighed against NOI, asset value and guest satisfaction, not top-line revenue alone.

iii Cutting-edge technology Modern systems that remove manual work, sharpen pricing and make every stay feel effortless.

iv Great people We hire for hospitality instinct, grow leaders from within and reward the teams who deliver results.

Illustrative image of a hotel team gathered for a pre-shift huddle beside a walnut front desk in a sunlit modern lobby

Value that lasts for everyone who walks through the door.

OWNERS & INVESTORS Disciplined underwriting and owner-aligned decisions focused on NOI and long-term asset value.

GUESTS Thoughtful, personal service and seamless technology that give every guest a reason to return.

OUR TEAMS Clear paths to growth, recognition that matters and incentives tied to guest satisfaction and bottom-line results.

02 — OUR BUSINESS MODEL

Proprietor Hospitality is a focused hotel investment platform targeting 50 to 200-key select-service, extended-stay and boutique hotels in the United States with durable demand.

We underwrite as true operators, not just as financial engineers. Historical P&L lines, labor models and line-by-line expense analysis become bottom-up business plans that target measurable NOI growth through renovation, revenue management and operating efficiency — delivered by an ownership-aligned management team.

THE FORMATS WE TARGET

Where our operating advantage meets misalignment

How we create value →

Select-Service

Efficient, financeable, liquidLean staffing

Extended-Stay

Durable base demandLower turnover

Boutique

Character & repositioning upsideDirect bookings

Imagery throughout this site is illustrative and does not depict properties owned or operated by Proprietor Hospitality.

03 — OUR STRATEGY

Management in harmony with ownership, guest and employee values.

Most small hotels rely on third-party managers whose fees are tied mainly to gross revenue. Our affiliated management company is designed to align with ownership and is built on four convictions: highly profitable properties, a hospitality-driven culture, talented property-level managers, and teams incentivized on bottom-line results.

How we work

A walnut reception counter with a brass lamp, room keys on a leather tray and an olive sprig

The hotel we're built to buy.

04 — TARGET ASSET

A modern renovated hotel guestroom with a floating oak bed, slatted oak feature wall, claret throw and floor-to-ceiling city views

Guestroom floor plans with matching oak slat, greige, boucle, claret velvet, black steel and brass finish samples

Our target profile 50–200 keys · $10M–$65M · United States major and tertiary markets

Too operational for passive real estate buyers, too small or transitional for larger institutions, and owned by a group without the capital, time horizon or operating intensity to maximize its value — with the goal of acquiring at an all-in basis below replacement cost.

See what we target →

05 — CAPABILITIES

Owner discipline. Host's heart.

Operational efficiency is underwritten asset by asset, with a value-add business plan for each hotel.

Our investment approach

iOperator-led underwritingZero-based business plans from P&L lines, labor models and line-by-line expense analysis, with the goal of NOI maximization.

iiTargeted renovationStrategic capex tied to ADR and margin growth, brand compliance and exit liquidity.

iiiCommercial executionGranular pricing and distribution planning designed to reduce OTA over-reliance and deliver a maximized segmentation mix. Sound and proactive sales strategies that deliver consistent corporate and group business.

ivTechnologyBest-in-class technology partners, from remote check-in and guest messaging to AI-driven revenue management and accounting tools. Our tech stack is designed for hyper efficiency along with giving owners transparency into each hotel.

vOperating efficiencyBottom-up staffing, cross-training, shared regional resources and energy-efficient systems, planned from day one of ownership.

viGuest experienceService standards, staffing and technology designed around a better stay that earns reviews, loyalty and direct bookings.

viiPeople & incentivesHiring for hospitality instinct, clear paths to promotion, and incentives tied to guest satisfaction and bottom-line results.

06 — FOR INVESTORS

Built to be a durable hospitality platform.

Investor access

Value-add ownership We target hotels where our repositioning skills, hands-on operations and commercial execution can help turn the asset around.

Measured leverage We intend to target 55–65% LTV at the asset level, with disciplined return thresholds and no growth mandate. Actual leverage will vary by deal.

Sound capital partners We intend to capitalize the platform with sound, long-term equity partners whose goals align with ours.

Asset-level business plans Each acquisition is underwritten to its own plan, not to platform growth targets.

07 — FOUNDERS

The founding team

45+ combined years across hotel investment, capital markets and operations.

Portrait of Jason Epstein, Co-Founder and Managing Principal

Jason Epstein CO-FOUNDER & MANAGING PRINCIPAL

25+ years across acquisitions, development, capital markets and platform management. Formerly MD & Global Co-Head of Real Estate at Sonder and Partner at The Cordish Companies. Licensed attorney in New York and Maryland.

Portrait of Nick Ivezaj, Co-Founder and Chief Operating Officer

Nick Ivezaj CO-FOUNDER & CHIEF OPERATING OFFICER

20+ years of hotel operations across boutique, branded and lifestyle formats. Formerly Vice President East Region at Sonder, Senior Regional Manager at MCR Development, and General Manager at various branded and independent hotels in major cities in the Northeast.

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