Executive Summary

Hennessey Estate represents a rare chance to acquire a fully restored, income‑producing boutique inn in the heart of downtown Napa—one of the most supply‑constrained hospitality markets in California. Originally constructed in the early 1900s, the estate underwent a top‑to‑bottom restoration throughout 2024 and early 2025, integrating new mechanical, electrical, plumbing, and life‑safety systems while preserving the property’s historic Victorian architecture and craftsmanship. The result is a refined, design‑forward lodging asset with 10 luxuriously appointed ensuite rooms, curated interiors, premium bedding, and high‑touch amenities. Thoughtfully programmed common areas, manicured grounds, and a resort‑style heated pool and spa elevate the guest experience and support strong ADR performance. The location offers unparalleled walkability to Napa’s acclaimed restaurants, tasting rooms, boutiques, and riverfront attractions—an increasingly rare attribute among regional B&Bs. Reintroduced to the market in May 2025, the business has demonstrated consistent revenue growth, driven by strong seasonal demand, enhanced digital presence, and elevated guest satisfaction (>100 five‑star reviews). The sale includes the real estate, operating business, FF&E, brand assets, website, operating systems, and forward bookings extending into 2026, ensuring seamless income continuity for the next owner. The property also benefits from Mills Act designation, reducing effective property taxes by an estimated 30%+ and materially enhancing net operating income and long‑term asset value. Owned and operated by the experienced hospitality team behind the award‑winning Chanric Inn, Hennessey Estate has been strategically repositioned through disciplined capital investment and brand refinement. The sellers are divesting to consolidate resources toward a larger acquisition. With its combination of historic pedigree, newly modernized infrastructure, turn‑key operation, premium location, and favorable tax benefits, Hennessey Estate stands out as one of downtown Napa’s most compelling boutique lodging opportunities.