Here's the bottom line up front: I would stay at this hotel again. That being said, some reservations and caveats are in order. I'll get to those in a bit.
On this trip, I just happened to be wandering around Virginia horse country, and needed a place to stay before moving on to a family event the next day. As I had an affinity card favoring Choice Hotels (this month!), I called up while on the road to make a reservation for the night. No sweat – rooms were available.
Check in went smooth and flawless. I then went to my room. It was clean and comfy, with one thing sticking out like the proverbial sore thumb: all of the furniture and fixtures showed signs of fair wear and tear. They were clean, but a bit old and worn down.
No complaints about the cleanliness of the room, but then I discovered some unpleasantness about the now-standard flat-screen TV and coffee maker. The flat-screen TV worked well, but it was older, and lacked an HDMI connector to fire up some streaming video from a laptop. As for the coffee maker – it sat on the safe. I looked to see where it was plugged into an outlet. It wasn't. Ooops.
Other than those issues, staff were friendly, the mattress wasn't worn out, and the next morning breakfast included scrambled eggs and sausage as opposed to merely waffles and hard-boiled eggs.
At check-out, an hotel employee told me some of the backstory. According to this person, the hotel had been owned by an out-of-state entity. That entity ran down the property and did not invest much back into it. Local investors purchased this hotel, and now were investing sizable amounts of money into it.
An ironworking crew was fixing the staircases to the second level as we talked. The employee added the local investors knew about the tired condition of the rooms, and were redoing them in phases.
So overall, a clean, comfy room for a night or two. But right now, the value part of the equation is lacking.