Name: Americas Best Value Inn Waco - Franklin Avenue
Address: 4201 Franklin Avenue, Richland Hills, Waco, Texas, United States of America, Waco, McLennan County, US
Price range: US$65–US$85 per night
Rating: 6.68

What guests think

Reviews for Americas Best Value Inn Waco - Franklin Avenue are mixed, with recurring complaints about dirty rooms, pests, strong odors or possible mold, and worn, uncomfortable beds, alongside notes of friendly staff, low prices, and occasional clean, quiet stays.

Breakfast is frequently described as very limited or not replenished. Service experiences vary, with some reports of rude management and refund or billing problems. The location is convenient for the arena, dining, and stores, though several guests noted concerning activity or nighttime noise. Expect a budget stay with significant variability in room condition and overall experience.

Facilities

Cleanliness

Rooms

Service

Location

Dining

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Facilities

Not enough information in reviews.

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Cleanliness

Cleanliness feedback is largely negative, with repeated reports of dirty rooms, stains, pests (including roaches), and strong chemical or mildew odors, plus a few mentions of possible mold. Some guests did find their rooms clean.

Related guest reviews

10

Deborah

12 Nov 2023

·

Stayed 2 nights

Rooms were clean, beds comfortable and staff very helpful and friendly.

2

Robert

6 Oct 2025

·

Stayed 1 night

There is definitely mold in these rooms… myself and my 2 sons all became wheezy and allergic like symptoms as soon as we settled in for the evening. My husband had to go buy an emergency inhaler for us to use at 9:30pm. You definitely get what you pay for, unfortunately almost all rooms were taken across the city. The only upside was that it wasn’t noisy outside or in other parts of the motel- we only kept ourselves up with our wheezy-ness and not being able to breathe!

2

Jimmy

24 Aug 2025

·

Stayed 2 nights

We checked in and immediately regretted it. As soon as we walked in the bathroom had baby and full size roaches coming out of wall sockets and sink fixtures. There was blood on the walls, among other unknown substances. The room was so gross. The chemical smell was so overwhelming. The bed was also horrible. Extremely uncomfortable and less than ideal. I wasn’t expecting things to be perfect but this was just too far gone. There was also a work crew standing everywhere drinking and partying outside their rooms. We saw prostitution happening, and rug deals happening. DON’T STAY HERE

4

Josh

11 May 2024

·

Stayed 3 nights

Random bugs and unclean rooms.

2

Tiffani

14 Apr 2024

·

Stayed 3 nights

There was dried blood on a pillow and just overall dirty.

10

Marsela

11 Jun 2024

·

Stayed 1 night

Clean and inviting room.

4

Rosemarie

1 Sept 2025

·

Stayed 1 night

Beds awful bathroom rusty and dirty . Outdated

2

Deborah

28 Jul 2024

·

Stayed 2 nights

Plenty of roaches

4

Linda

12 May 2024

·

Stayed 1 night

While sheets, etc. were clean, the walls and baseboards were terrible. Lots of dirt buildup and splatters everywhere.

6

luzel

13 Sept 2025

·

Stayed 1 night

The only good thing in this property is the price. The breakfast is nothing. They should just not offer it. The ac is noisy. There is no paper towel and the toilet paper is left over from the previous guest. The room is clean, though. The sheets have holes and stains. But what can you expect for the price, compared to the hotels around it. It is truly cheap. It is only good for 1 night stay.

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Rooms

Rooms feel dated, with worn and uncomfortable beds, maintenance issues (e.g., broken lights, weak plumbing), and occasional noise from AC or the surroundings. A few guests reported comfortable stays and appreciated in-room fridges.

Related guest reviews

10

Dongyu

16 Apr 2024

·

Stayed 1 night

晚上太吵

Translate

10

Deborah

12 Nov 2023

·

Stayed 2 nights

Rooms were clean, beds comfortable and staff very helpful and friendly.

6

Olga

21 Jul 2024

·

Stayed 2 nights

We arrived super late, but the staff was available and friendly. We were so tired so a bed was what we needed. The room, however, was not what i expected from the pictures. The lights by the bed didn't work so it was a bit dark, and the floor was so dirty as if it had not been swept on weeks. The sink/toilet/shower space was tight. There was a nice, big fridge, though.

2

Jimmy

24 Aug 2025

·

Stayed 2 nights

We checked in and immediately regretted it. As soon as we walked in the bathroom had baby and full size roaches coming out of wall sockets and sink fixtures. There was blood on the walls, among other unknown substances. The room was so gross. The chemical smell was so overwhelming. The bed was also horrible. Extremely uncomfortable and less than ideal. I wasn’t expecting things to be perfect but this was just too far gone. There was also a work crew standing everywhere drinking and partying outside their rooms. We saw prostitution happening, and rug deals happening. DON’T STAY HERE

8

Seth

1 Nov 2025

·

Stayed 1 night

The bed was worn in so much I was feeling like rolling off the side.

4

Leslie

21 Oct 2025

·

Stayed 3 nights

Very loud, toilet had trouble flushing, dirty…daytime staff not as friendly

6

nam

22 Aug 2025

·

Stayed 2 nights

Place need updated.

4

Rosemarie

1 Sept 2025

·

Stayed 1 night

Beds awful bathroom rusty and dirty . Outdated

6

luzel

13 Sept 2025

·

Stayed 1 night

The only good thing in this property is the price. The breakfast is nothing. They should just not offer it. The ac is noisy. There is no paper towel and the toilet paper is left over from the previous guest. The room is clean, though. The sheets have holes and stains. But what can you expect for the price, compared to the hotels around it. It is truly cheap. It is only good for 1 night stay.

8

Kenneth F.

20 Jul 2024

·

Stayed 2 nights

It was quite

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Service

Service is mixed: many describe friendly staff and easy check-in, but several cite rude or unhelpful management and problems with refunds or double-charging.

Related guest reviews

2

Edgar

9 Aug 2025

·

Stayed 1 night

The check in lady was nice and very polite, but the manager is rude and not helpful. I wanted a refund because the bed and towels had stains but he just wanted to give me a different room. It smelled the same as the previous one. Don’t waste your time

10

William

13 Sept 2025

·

Stayed 1 night

Staff friendly

6

Olga

21 Jul 2024

·

Stayed 2 nights

We arrived super late, but the staff was available and friendly. We were so tired so a bed was what we needed. The room, however, was not what i expected from the pictures. The lights by the bed didn't work so it was a bit dark, and the floor was so dirty as if it had not been swept on weeks. The sink/toilet/shower space was tight. There was a nice, big fridge, though.

8

John

13 Dec 2024

·

Stayed 1 night

Some staff are awesome. Some not so much. Breakfast was nonexistent. Really, they had a bit of old milk and some dregs of coffee at 7:00am. Never refilled.definitely not recommended. I will never go back, but I’ve seen worse.

4

Linda

17 Feb 2024

·

Stayed 1 night

Property was run down, shabby. Perhaps I was expecting too much for the budget price? Breakfast was only cold cereal and 2 types of small packaged pastry. Coffee tasted burned. Staff was friendly and helpful.

2

Daniel

8 Jul 2022

·

Stayed 2 nights

Se me cobró en Expedia y de nuevo en el hotel

Translate

8

Connie D

2 Jun 2025

·

Stayed 1 night

Staff was good to work with. Not a luxury hotel but clean. No issues.

10

Jerry

29 Oct 2023

·

Stayed 1 night

Nice and friendly staff

2

Rhonda

14 Jun 2023

·

Stayed 1 night

Check in was easy. Room was poor but I am not complaining about the room due to “you get what you pay for” what I didn’t like was Walmart bag of trash on one of the beds, had to chase 2 me. Away from my car (not sure why they were there) had a few people knock on my door while trying to sleep. Didn’t get any sleep, left hotel 2 - 3 hours after I got there. Requesting my money back and having problems getting that done.

8

Charles

3 Nov 2024

·

Stayed 1 night

The service

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Location

Location is convenient to the arena, dining, and stores, and some felt safe or found it quiet. However, multiple reviews mention concerning activity around the property and occasional nighttime noise.

Related guest reviews

8

Corinne

4 Aug 2023

·

Stayed 2 nights

Considerate staff and housekeepers. Fairly quiet and close to dining and stores. Felt safe

2

Jimmy

24 Aug 2025

·

Stayed 2 nights

We checked in and immediately regretted it. As soon as we walked in the bathroom had baby and full size roaches coming out of wall sockets and sink fixtures. There was blood on the walls, among other unknown substances. The room was so gross. The chemical smell was so overwhelming. The bed was also horrible. Extremely uncomfortable and less than ideal. I wasn’t expecting things to be perfect but this was just too far gone. There was also a work crew standing everywhere drinking and partying outside their rooms. We saw prostitution happening, and rug deals happening. DON’T STAY HERE

8

Marvin

25 Mar 2024

·

Stayed 2 nights

Not a bad room pretty cleana few undesirable people around.

10

Adriana

6 Oct 2024

·

Stayed 1 night

The place is kind of hidden from the public, but facilities are clean the room was comfortable, and people friendly, I wouldn’t mind going back there

6

Gilbert

1 Mar 2024

·

Stayed 1 night

The Motel was a couple miles off the Interstate, it was ok place not a very good breakfast.

10

Valarie

28 Apr 2024

·

Stayed 2 nights

Close to everything we needed

10

Dave

12 Nov 2024

·

Stayed 3 nights

Nicely kept hotel. Breakfast was simple, packaged muffins, cereal and milk, toast and jelly, juice or coffee. Overall it's a good place and friendly staff and safe area.

10

Rebecca

5 Feb 2024

·

Stayed 1 night

This is a quick easy location for the arena, clean and staff is nice

2

Rhonda

14 Jun 2023

·

Stayed 1 night

Check in was easy. Room was poor but I am not complaining about the room due to “you get what you pay for” what I didn’t like was Walmart bag of trash on one of the beds, had to chase 2 me. Away from my car (not sure why they were there) had a few people knock on my door while trying to sleep. Didn’t get any sleep, left hotel 2 - 3 hours after I got there. Requesting my money back and having problems getting that done.

8

Kenneth F.

20 Jul 2024

·

Stayed 2 nights

It was quite

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Dining

Breakfast is very limited—typically cereal and packaged pastries—with several reports that items were not replenished or effectively nonexistent and coffee poor.

Related guest reviews

8

John

13 Dec 2024

·

Stayed 1 night

Some staff are awesome. Some not so much. Breakfast was nonexistent. Really, they had a bit of old milk and some dregs of coffee at 7:00am. Never refilled.definitely not recommended. I will never go back, but I’ve seen worse.

4

John

13 Dec 2024

·

Stayed 2 nights

Old and dirty. No breakfast, barely and coffee left at 8:00am.

6

Gilbert

1 Mar 2024

·

Stayed 1 night

The Motel was a couple miles off the Interstate, it was ok place not a very good breakfast.

4

Linda

17 Feb 2024

·

Stayed 1 night

Property was run down, shabby. Perhaps I was expecting too much for the budget price? Breakfast was only cold cereal and 2 types of small packaged pastry. Coffee tasted burned. Staff was friendly and helpful.

10

Dave

12 Nov 2024

·

Stayed 3 nights

Nicely kept hotel. Breakfast was simple, packaged muffins, cereal and milk, toast and jelly, juice or coffee. Overall it's a good place and friendly staff and safe area.

6

luzel

13 Sept 2025

·

Stayed 1 night

The only good thing in this property is the price. The breakfast is nothing. They should just not offer it. The ac is noisy. There is no paper towel and the toilet paper is left over from the previous guest. The room is clean, though. The sheets have holes and stains. But what can you expect for the price, compared to the hotels around it. It is truly cheap. It is only good for 1 night stay.

4

David

5 Oct 2025

·

Stayed 1 night

Staff was good, room was clean, AC worked great , the beds in room 118 were the worst’s I have ever tried to sleep on! The breakfast was 2 choices of cereal, toast, small muffin, milk or orange juice or coffee.

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AI-generated summary based on recent guest reviews

Month	Average price
January	US$62
February	US$72
March	US$58
April	US$56
May	US$64
June	US$60
July	US$61
August	US$73
September	US$91
October	US$74
November	US$64
December	US$67

Su	Mo	Tu	We	Th	Fr	Sa
		1	2	3	4	5
6	7	8	9	10	11	12
13	14	15	16 $66	17 $66	18 $71	19 $71
20 $66	21 $65	22 $65	23 $66	24 $66	25 $76	26 $76
27 $71	28 $71	29 $71	30 $71

Su	Mo	Tu	We	Th	Fr	Sa
				1 $71	2 $71	3 $71
4 $71	5 $71	6 $71	7 $71	8 $71	9 $71	10 $71
11 $71	12 $71	13 $71	14 $71	15 $71	16 $85	17 $85
18 $71	19 $71	20 $71	21 $71	22 $71	23 $71	24 $71
25 $71	26 $71	27 $71	28 $71	29 $71	30 $71	31 $71

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About this property

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Room options

Room, 1 King Bed

Room, 2 Queen Beds

Guest reviews

Pleasant

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What guests think

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