Repositioning strategy for underperforming hotels, office, retail, and mixed-use assets — renovation, rebranding, re-tenanting, and operational change that creates measurable value.
Festinger Advisors repositions underperforming assets and creates value where others see only problems. We build the repositioning strategy and execute it — renovation and PIP, rebranding, re-tenanting, and operational improvement — turning tired hotels, office, retail, and mixed-use properties into assets that compete and perform. We work from the owner's seat, accountable to the returns the plan promises.
The clearest proof of this discipline is the $375 million acquisition of the Trump International Hotel at 1100 Pennsylvania Avenue and its conversion into the Waldorf Astoria Washington DC, executed with the Trump Organization and Hilton. Alongside repositioning work across Coral Gables and Miami Beach, that experience defines how we read an asset's hidden upside and execute the plan to capture it.
We diagnose why an asset underperforms and define the highest-and-best repositioning — the changes to product, brand, tenancy, and operations that will move value the furthest for the capital invested.
We scope and oversee renovation and property improvement plans, aligning capital spend with the return it generates and holding the work accountable to budget, schedule, and quality.
We evaluate and execute brand changes and conversions — from independent to flagged hotel or between flags — drawing on the Trump International to Waldorf Astoria conversion as direct experience.
We reposition the rent roll — replacing weak tenancy, upgrading the mix, and securing covenants that strengthen income and reset the asset's market position with stronger occupiers.
We attack the operating statement — cost structure, revenue management, and execution — improving net operating income through better operations, not just capital, before and after the physical work.
We tie every repositioning move to the exit — building value methodically toward a refinancing or sale, so the work translates into realized return rather than spent capital.
Repositioning means changing what an asset is in the market — through renovation, rebranding, re-tenanting, or operational change — so it competes against better product and commands stronger economics. The goal is not improvement for its own sake. It is targeted change that creates measurable value relative to the capital deployed.
We reposition underperforming hotels and resorts, Class A and boutique office, retail, and mixed-use properties. The common thread is an asset trading below its potential because of dated product, weak tenancy, the wrong brand, or poor operations — situations where a clear plan can unlock value others overlook.
We measure it at the asset level — in net operating income, occupancy, rate, and the valuation those metrics support at refinancing or sale. Every repositioning move is underwritten against the return it produces, so success is the realized gain in the asset's value, not the scope of the work done.
Festinger Advisors provides advisory and consulting services to owners, investors, lenders, family offices, and hospitality stakeholders. Real estate brokerage services, including acquisitions, dispositions, leasing, landlord representation, and tenant representation, are offered through We Are Miami LLC, a licensed Florida real estate brokerage.