Worked Example: SBA 504 Hotel Feasibility Study in Washington
A worked example of the feasibility study a lender would read for a hotel project in Washington, financed with an SBA 504 loan.
What SBA's own loan files show about lending in the Walla Walla, WA Metro Area, every asset class together, and what a feasibility study for a project there has to test.
Walla Walla, WA logged 111 SBA approvals in FY2017 to FY2026, worth $56.6 million in gross dollars. Walla Walla counts as a mid-table area, ranked 448 of 928 by loans. In Walla Walla, WA, every asset class is pooled for Walla Walla. That view of Walla Walla is missing from WA and national tables.
Walla Walla's middle-half loans run $50,700 to $524,500, with $150,000 at the median. Outside data makes Walla Walla requests look heavy; at 0.72x, Walla Walla is well below the national level. 97 of the Walla Walla loans are 7(a); 14 are 504; Walla Walla borrowers meet 7(a) most. 9.0% of Walla Walla loans went to franchised businesses, so a Walla Walla study names the brand, if any, for Walla Walla.
Tracked Walla Walla loan counts run highest in beverage manufacturing with 12; gas station and truck stop with 6; full-service restaurant with 6; limited-service restaurant with 6. Another 61 Walla Walla loans sit in no tracked class, so Walla Walla totals describe operating businesses, not only property. Walla Walla's top counties by loans: 111 loans in Walla Walla County, WA. Walla Walla 7(a) leaders: Banner Bank ($5.5 million, 37 loans); Columbia Bank (OR) ($1.9 million, 12 loans); U.S. Bank, National Association ($2.5 million, 6 loans). Northwest Business Development Association ($5.3 million, 9 loans) lead 504 lending in Walla Walla. Banner Bank's 37 loans, like every Walla Walla lender figure, are an SBA record of Walla Walla loans held or once held. No Walla Walla lender is judged by these counts.
Walla Walla goes from 12 loans in FY2017 to 10 in FY2026, ending lower: the peak was 16 in FY2025, and the trough 6 in FY2020. Of Walla Walla approvals in FY2017 to FY2024, Walla Walla saw at least 7.1% cancelled, and at most 7.1% if Walla Walla loans still undisbursed count as cancelled in Walla Walla. A charge-off floor for Walla Walla would rest on a thin cohort of 111 loans, so Walla Walla withholds it; withheld is not zero. Walla Walla, WA membership follows the July 2023 delineation; Walla Walla counties are matched by name, and a Walla Walla loan with no match is dropped, so 111 is a floor, and every Walla Walla rate is too.
For Walla Walla, a study tests Walla Walla demand within a defined trade area, since Walla Walla County, WA dominates Walla Walla loan counts. If a Walla Walla concept resembles beverage manufacturing, Walla Walla offers size and lender precedent; other Walla Walla concepts must rest on their own Walla Walla evidence. Walla Walla costs belong on local bids; test Walla Walla debt service coverage for a loan near $150,000, and again near $524,500. Walla Walla appraisals compare within one submarket of Walla Walla, WA, not across averages. The Walla Walla record frames questions, and each lender in Walla Walla decides on its own.
| Loans approved, FY2017 to FY2026 | 111 |
|---|---|
| Gross dollars approved | $56.6 million |
| Median loan | $150,000 |
| Middle half of loans, from | $50,700 |
| Middle half of loans, to | $524,500 |
| SBA 7(a) loans | 97 |
| SBA 504 loans | 14 |
| Franchise share of loans | 9.0% |
| Rank among metro and micro areas by loans | 448 of 928 |
| Median loan against the national median | 0.72x |
| Cancelled after approval, FY2017 to FY2024 approvals (a floor) | 7.1% |
|---|---|
| The same, counting loans still undisbursed as cancelled (a ceiling) | 7.1% |
| Charged off to date, FY2017 to FY2021 disbursed loans (a floor) | withheld |
Both rates are floors. SBA withholds the status of open loans, so a loan counts as charged off only once SBA reports it; a rate needs at least 30 loans in its cohort and is otherwise not reported.
SBA loans approved in the Walla Walla, WA Metro Area, by fiscal year
| Fiscal year | Loans | Dollars |
|---|---|---|
| FY2017 | 12 | $3.2 million |
| FY2018 | 10 | $4.2 million |
| FY2019 | 10 | $7.0 million |
| FY2020 | 6 | $1.5 million |
| FY2021 | 10 | $7.5 million |
| FY2022 | 11 | $6.0 million |
| FY2023 | 15 | $9.3 million |
| FY2024 | 11 | $5.5 million |
| FY2025 | 16 | $5.6 million |
| FY2026 | 10 | $6.8 million |
| Asset class | Loans |
|---|---|
| Not in any of the 39 asset classes | 61 |
| Beverage manufacturing (breweries, wineries, distilleries) | 12 |
| Gas station and truck stop | 6 |
| Full-service restaurant | 6 |
| Limited-service restaurant | 6 |
Classes with 5 or more loans; smaller ones are withheld, and more where a small one could be derived.
| Lender | Loans | Dollars |
|---|---|---|
| Northwest Business Development Association | 9 | $5.3 million |
| Lender | Loans | Dollars |
|---|---|---|
| Banner Bank | 37 | $5.5 million |
| Columbia Bank (OR) | 12 | $1.9 million |
| U.S. Bank, National Association | 6 | $2.5 million |
| Live Oak Banking Company | 5 | $4.5 million |
Lenders with 5 or more loans here; a lender with fewer is not listed, and loans SBA or a receiver holds are counted but never listed as a lender.
| County | Loans |
|---|---|
| Walla Walla County, WA | 111 |
Counties with 5 or more loans; smaller ones are not listed.
Metro is the CBSA (metropolitan or micropolitan statistical area) of the loan's project county, July 2023 delineation (OMB Bulletin 23-01). The county is matched by name (manifests/ld2/county-cbsa-map.csv); a loan whose county cannot be placed in a 2023 CBSA is left out of every metro.
All assets: every 7(a) and 504 approval in the metro, including those outside the 39 asset classes.
A value marked withheld rests on fewer than 5 loans, or is withheld so that such a figure cannot be derived from other published figures.
Source: U.S. Small Business Administration, 7(a) and 504 loan-level FOIA files (data.sba.gov), as of 2026-09-30; areas from the U.S. Census Bureau CBSA delineation, July 2023 (OMB Bulletin 23-01); Loan Analytics metro cell MT-47460.
A worked example of the feasibility study a lender would read for a hotel project in Washington, financed with an SBA 504 loan.
Loan Analytics prepares the feasibility study a lender reads before it commits: for a commercial project in the Walla Walla, WA Metro Area, financed under SBA 7(a), SBA 504, USDA Business and Industry or a conventional bank loan. Tell us the project and the lender's deadline, and we reply with scope, timeline and fee.
Start with the data.
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