REAL ESTATE AUCTION 

 Online Only

Baymont by Wyndham — Swanton / Toledo Airport

10753 Airport Hwy, Swanton, OH 43558 

Lucas County Parcel #3829011, 3829014, 3829001

Property Information

A 52-room Baymont by Wyndham hotel on Airport Highway in Swanton, Ohio, fourteen minutes from Toledo Express Airport (TOL). The property is fully franchised, operating, and recently renovated, with more than $463,000 in documented capital investment already completed by current ownership — furniture and fixtures, flooring, mattresses and platform beds, roof replacement, pool, fitness room, lobby and signage.

Two floors, interior corridors, built March 2002. The buyer steps into a branded, operating asset with the renovation risk already absorbed and the Wyndham Rewards distribution platform in place from day one.

Please do not visit or contact hotel staff, management, or ownership directly. Direct all inquiries through Transition Auction Group. Full due diligence materials, including financial statements, STR reports and the Wyndham Property Improvement Plan, are available to qualified buyers upon execution of a confidentiality agreement — [LINK TO COME].

Property Highlights

• 52 guest rooms across 2 floors – interior corridors, built March 2002, midscale class
• Operating Baymont by Wyndham franchise – immediate access to Wyndham Rewards and its 110M+ global members, plus direct OTA and loyalty distribution
• $463,480+ in documented capital investment already completed – room FF&E, mattresses and platform beds, flooring, window drapery, granite vanities and front desk, roof replacement, parking lot, pool and fitness room
• Recent lobby renovation, exterior lighting upgrade and live fire alarm monitoring – completed by current ownership
• Indoor pool, fitness center, business center and breakfast area – full midscale amenity package
• Complimentary airport shuttle and public WiFi – serving Toledo Express Airport demand
• 250 SF meeting room – small-group and corporate traveler capability
• 63 parking spaces (1.21 per room) – ample surface parking on site
• 14 minutes to Toledo Express Airport (TOL) – the primary demand driver for this submarket, generating consistent transient demand year-round
• Wyndham PIP issued June 2025 with the most capital-intensive items already addressed – full PIP available in due diligence
• Zero hotels under construction within the 10-mile trade area – no near-term supply threat, with only 95 rooms market-wide in final planning
• Toledo submarket demand up 4.7% year over year against 1.6% supply growth – occupancy improved to 57.2% (CoStar, 12-month trailing)
• Defined sale date, competitive bidding, minimal negotiations – sold via online reserve auction

Location

• Airport Highway, Swanton, Ohio – direct highway frontage in the suburban Toledo submarket
• 14-minute drive to Toledo Express Airport (TOL) – the trade area's primary demand generator
• Toledo metro within easy reach – the region's employment, medical and cultural base
• Ohio Turnpike / I-80-90 corridor access – positions the property for interstate transient demand
• Fulton and Lucas County industrial and logistics employers nearby – weekday corporate and project-crew demand
• Minutes from Oak Openings Preserve Metropark – one of Northwest Ohio's largest natural attractions

Flag and Franchise

• Operates under an active Baymont by Wyndham franchise (Wyndham Hotels & Resorts)
• A Property Improvement Plan was inspected January 2025 and issued June 2025; current ownership has completed or addressed the majority of near-term items, including the live fire alarm monitoring system, lobby renovation, exterior lighting, pool and fitness room upgrades, and a full guestroom refresh of mattresses, beds, AC units and microwaves
• Remaining PIP items transfer to the buyer and are scheduled across 3-, 9-, 12- and 24-month windows; the complete PIP is provided in due diligence
• Buyer may also evaluate independent or alternative-flag conversion

Terms of Sale

• Starting Bid: $1,250,000
• Bidding Begins: October 12th @ 4:00 PM EST
• Auction Ends: October 28th @ 4:00 PM EST
• Buyer's Premium: 10%
• Deposit: 10%
• Broker Co-Op: 2%
• Closing: 12/13/2026
• Sold "as-is, where-is," subject to the published Terms and Conditions of Sale
• All information believed reliable but not guaranteed; bidders should conduct their own independent due diligence
• Please do not contact hotel staff, management, or ownership directly — direct all inquiries through Transition Auction Group

 ONLINE AUCTION ONLY 

 Terms and Conditions 

A) If you are the high bidder, you are contractually obligated to buy the real estate at the price stated as Your bid, Buyer’s Premium, fees, and all other applicable Buyer closing costs.

B) Successful Bidder will be required to enter into the purchase agreement within 2 hrs after close of auction as posted on the Documents tab and tender a NON-REFUNDABLE Earnest Money deposit of 10% of final Purchase Price by cash, check, or electronic transfer after the end of the auction within 24 hours. Failure to execute the purchase contract and tender the earnest money deposit will put the bidder in default.

C) Default by Bidder: In the event of a default by the Bidder under the terms and conditions of this auction, the Auctioneer reserves the exclusive right to terminate this Agreement and take any and all actions deemed necessary and appropriate to sell the property, including, but not limited to, offering the property to the next highest bidder
or re-listing the property for auction at the Auctioneer's discretion. Nothing herein shall limit or relieve the Bidder's liability for any actual damages sustained by the Auctioneer, Seller, or any third party as a result of such breach. The Auctioneer's exercise of rights under this section shall not constitute a waiver of any other rights or remedies available to the Auctioneer, Seller, or any affected third party under this Agreement or applicable law.

D) Each Buyer is responsible for conducting their own due diligence on the Property before bidding. The buyer is encouraged to conduct an inspection(s) prior to bidding.

E) The real estate sells in AS IS condition. The Seller is not making any repairs or making any concessions.

F) The sale is not contingent upon a satisfactory inspection.

G) The sale is not contingent upon the Bidder(s) ability to secure financing. The buyer assumes responsibility for the appraisal gap, if any.

H) Closing to occur on or before 12/13/2026

I) Seller will provide and pay for owner’s title insurance, preparation of deed, conveyance fee, and the proration of real estate taxes.

J) Bidder acknowledges receipt of a copy of the real estate purchase agreement for this Auction.

K) There is a 10% (Five) Buyer’s Premium added to your final bid to determine
the final purchase price.

 By registering for this auction you are accepting 

 all Terms and Conditions! 

The bidding will open at 4:00 PM Oct 12th 2026 and begin to close at 4:00 PM on Oct 28th, 2026 with a two minute auto extend. This means that if a bid is placed within the last two minutes, the bidding will be extended for an additional two minutes.

What are you waiting for? You truly must see this property in person to fully appreciate it. Register to bid and check out all the documents and photos that we have available for your due diligence. Great investment opportunity!

For Property Information and Tours:

Anish Shaw | E-Merge Commercial

740-480-3918 | anish.shah@e-merge.com

Tom Buoni | E-Merge Commercial

480-316-1652 | tom.buoni@e-merge.com

For Auction Information:

Adrian Walters, CAI Auctioneer | TRANSITION AUCTION GROUP, LLC

614-348-8377 | adrian@transitionauctiongroup.com

Ohio License #

Ohio Auction Company License #

Acknowledgment of Terms and Conditions

1. If you are the high bidder, you are contractually obligated to buy the real estate at the price stated as Your bid, Buyer’s Premium, fees, and all other applicable Buyer closing costs.

2. Successful Bidder will be required to enter into the purchase agreement within two hours of auction closing as posted on the Documents tab and tender a NON-REFUNDABLE Earnest Money deposit of 10% by cash, check, or electronic transfer after the end of the auction within 24 hours. Failure to execute the purchase contract and tender the earnest money deposit will put the bidder in default.

3. Default by Bidder: In the event of a default by the Bidder under the terms and conditions of this auction, the Auctioneer reserves the exclusive right to terminate this Agreement and take any and all actions deemed necessary and appropriate to sell the property, including, but not limited to, offering the property to the next highest bidder or relisting the property for auction at the Auctioneer's discretion. Nothing herein shall limit or relieve the Bidder's liability for any actual damages sustained by the Auctioneer, Seller, or any third party as a result of such breach. The Auctioneer's exercise of rights under this section shall not constitute a waiver of any other rights or remedies available to the Auctioneer, Seller, or any affected third party under this Agreement or applicable law.

4. Each Buyer is responsible for conducting their own due diligence on the Property before bidding. The buyer is encouraged to conduct an inspection(s) prior to bidding.

5. The real estate sells in "AS IS" condition. The Seller is not making any repairs or making any concessions.  

6. The sale is not contingent upon a satisfactory inspection.

7. The sale is not contingent upon the Bidder(s) ability to secure financing. The buyer assumes responsibility for the appraisal gap, if any.

8. Closing to occur on or before 12/13/26.

9. Seller will provide and pay for owner’s title insurance, preparation of deed, conveyance fee, and the proration of real estate taxes.

10. Bidder acknowledges receipt of a copy of the real estate purchase agreement for this Auction.

11. There is a 10 % (Ten Percent) Buyer’s Premium added to your final bid to determine the final purchase price.