Name: Americas Best Value Inn Waco
Address: 4201 Franklin Avenue, Waco, 76710, US

8/10

Excellent

30 Jun 2026

alan

The front desk ladies were very nice. Bed was comfortable. This is a very inexpensive hotel.

Cons - Knobs were missing from the air conditioner so it was hard to regulate the temperature in the room. Room smells very strong of cigarette smoke.

6/10

Pleasant

28 Jun 2026

Freddie

Fpr an older facilitu, The bed was good ! The bathroom had cobwebs and floor was dirty.

Pet

8/10

Excellent

13 Jun 2026

Victor

Clean bed and room, clean bathroom, everything functional, helpful front desk who replaced TV remote batteries, modest but palatable breakfast. I recommend this older no-frills but comfortable motel for 1-2 night stays.

Partner

4/10

Poor

20 Apr 2026

Reinaldo

For breakfast, they only offer cereal, muffins, and sliced bread; the juice tastes exactly like powdered Tang, and the coffee tastes like muddy water. Regarding the room—which they claimed was one of their best—it turned out the air conditioner had broken buttons (though, fortunately, the unit still worked). Furthermore, the room featured shoddy repairs, and I could feel the springs digging into my back through the mattress.

Family_with_children

10/10

Exceptional

18 Nov 2025

Dave

.

Business

8/10

Excellent

01 Nov 2025

Seth

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

8/10

Excellent

28 Oct 2025

Amanda

It was alright.

Leisure

4/10

Poor

21 Oct 2025

Leslie

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

Leisure Self

2/10

Poor

05 Oct 2025

Robert

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!

Leisure Family_with_children

4/10

Poor

05 Oct 2025

David

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.

Friends_and_family Family

6/10

Pleasant

13 Sep 2025

luzel

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.

Leisure Family

10/10

Exceptional

12 Sep 2025

William

Staff friendly

Leisure Family

4/10

Poor

31 Aug 2025

Rosemarie

Beds awful bathroom rusty and dirty . Outdated

2/10

Poor

24 Aug 2025

Jimmy

If you are thinking of staying here, don’t.

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

Partner

6/10

Pleasant

22 Aug 2025

nam

Place need updated.

Leisure Family

2/10

Poor

08 Aug 2025

Edgar

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

Business Self

10/10

Exceptional

02 Jun 2025

Justin

Great

Business Self

8/10

Excellent

01 Jun 2025

Connie D

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

10/10

Exceptional

14 Dec 2024

Dustin

Ok

Business_and_leisure

4/10

Poor

13 Dec 2024

John

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

Leisure Partner

8/10

Excellent

12 Dec 2024

John

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.

Business_and_leisure Partner

10/10

Exceptional

11 Nov 2024

Dave

Very nice and well maintained hotel.

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.

Business

8/10

Excellent

03 Nov 2024

Charles

The service

10/10

Exceptional

05 Oct 2024

Adriana

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

Business Self

2/10

Poor

28 Jul 2024

Deborah

Roached

Plenty of roaches

Self

6/10

Pleasant

21 Jul 2024

Olga

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.

Leisure Family

8/10

Excellent

20 Jul 2024

Kenneth F.

It was quite

10/10

Exceptional

11 Jun 2024

Marsela

Clean and inviting room.

Leisure Family

4/10

Poor

11 May 2024

Linda

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

Leisure Family

4/10

Poor

11 May 2024

Josh

Random bugs and unclean rooms.

Business Pet

6/10

Pleasant

04 May 2024

Jaime

Good price for clean beds, was that mold on the chair..?

Leisure Partner

10/10

Exceptional

28 Apr 2024

Valarie

Close to everything we needed

Leisure Partner

8/10

Excellent

17 Apr 2024

Verified traveler

Sketchy but acceptable

Staff were very friendly. Easy check in. The room was a little sketchy, beds were placed on iron boxes that popped with pressure. The bathroom door looked like it had been kicked in, the door know was broken.the baseboards was filthy. The sheets were very clean.

10/10

Exceptional

16 Apr 2024

Verified traveler

For the price, it is a good choice. The rehab work that has been done is very nice.

Self

2/10

Poor

15 Apr 2024

Don

We made the reservation online with Expedia. What a gigantic mistake. This place is a disaster. We checked in, went to our room. It was filthy beyond words. We went back to the front desk and checked out. We had to sacrifice the cost for the night. Since we booked two nights we sacrficed the second night with Expedia. Total was $172.00. Expedia doesn't do a very good job with checking the hotels out. Never again Expedia, sorry!

Leisure Partner

2/10

Poor

14 Apr 2024

Tiffani

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

Leisure Family

10/10

Exceptional

29 Mar 2024

Charles

Great stay

Business

8/10

Excellent

25 Mar 2024

Marvin

Not a bad room pretty cleana few undesirable people around.

Leisure

8/10

Excellent

10 Mar 2024

Dianne

Mostly very good but my wife was bothered by the strong \"Pine-sol Aroma\"

Leisure Partner

6/10

Pleasant

01 Mar 2024

Gilbert

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

Leisure

4/10

Poor

17 Feb 2024

Linda

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.

Leisure Self

10/10

Exceptional

04 Feb 2024

Rebecca

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

Leisure

2/10

Poor

04 Feb 2024

Marquita

I booked this room not expecting too much. When I arrived around 8:30pm the front desk person seemed nice. I got my room and it was horrible it was dirty the sheets had cigarette holes and brown stands on them. The tables were sticky and when I wiped them the red paint they use to spray the old furniture with was on my hands. Room smelled like mildew. I went to the desk and ask for clean sheets trying to make the best of it. I became sick and had to go to the ER I had an allergic reaction from something in there. I booked for 2 nights I was ok with loosing the initial night I checked in. When talked to same desk person the next morning while still in ER he refuse to refund me for the night I didn’t stay said I could have asked for a different room. Cut me off and hung up. I tried to get my money back through Expedia as the lady assisting me say he firmly declined. Don’t stay here if you don’t have to the Quality Inn is nicer and only a few more bucks. If you are use to living in filth and mold be my guess. I will never stay here again

Business_and_leisure Partner

10/10

Exceptional

12 Nov 2023

Deborah

Debi's Review

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

Friends_and_family Family

10/10

Exceptional

28 Oct 2023

Jerry

Nice and friendly staff

Leisure Family

2/10

Poor

23 Oct 2023

Jessica

Worse place ever

2/10

Poor

17 Sep 2023

Maria

This place is terrible, it smelled bad, it made me cough and gave me asthma.
They have to change the chemicals they use to clean the rooms. I will never return to that place!

Leisure Family

4/10

Poor

14 Aug 2023

Verified traveler

Sad Breakfast

included breakfast left a lot to be desired. cold cereal (dispenser wouldn't dispense), but no milk or spoons. prepackaged muffins, and coffee. nothing else. wasn't expecting a lot, but more than was offered.

Friends_and_family Family

8/10

Excellent

04 Aug 2023

Corinne

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

2/10

Poor

18 Jul 2023

Anna

we were in the transient/permanent residence section with cigarette burns in trashy bedspread and sheets.no security lock on door. stained curtains and bedding. Hotel is very run down in this area and landscaping is horrible. My dog had burrs everytime he went out. It was quiet and AC worked. Remote for tv needed batteries. will not stay here again.

Business_and_leisure Pet

2/10

Poor

13 Jun 2023

Rhonda

Terrible! Absolutely terrible!!!!!!!

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.

Self

6/10

Pleasant

16 May 2023

Carol

No

10/10

Exceptional

28 Mar 2023

Charles

Awesome

Great stay

8/10

Excellent

22 Jan 2023

Melody

Clean and pleasant.

Leisure Partner

2/10

Poor

28 Dec 2022

Verified traveler

don't stay waste your time staying here

The front desk staff was extremely rude and unhelpful. We requested a non-smoking room and the room reeked of smoke. There was a used glass pipe with residue wrapped in a paper towel in the bathroom. We asked the hotel staff to come by the room as we didn't want to touch it or find anything else in the bathroom to which they refused to help. We had to call the local police department to come by as we got no help from the hotel staff. I asked for a different room and the AC unit was broken, the bathroom didn't flush correctly. I asked about a refund which the staff also denied me due to booking through hotels.com, and after speaking with a rep I am still waiting for a refund.

Friends_and_family Family

4/10

Poor

27 Nov 2022

Anthony

Not Ever.

Wasn’t clean very well. The toilet seat was broke. Roaches running in the bathroom and the bed headboard.

Partner

6/10

Pleasant

27 Nov 2022

Verified traveler

Small congested bathroom

Friends_and_family Family

8/10

Excellent

20 Nov 2022

charlotte

External noises

Partner

8/10

Excellent

20 Nov 2022

Kathy

Good stay but no go on breakfast

The room fit our needs for a basic stay. It was clean and in good appearance. However, the “free breakfast” had a lot to be desired. Muffins and coffee- that was it! I wasn’t expecting a full buffet w/ omelettes but a least a continental breakfast- a little fruit, some cereal, oatmeal or biscuits and gravy. There was no juice or even water provided.

Friends_and_family Family

2/10

Poor

31 Oct 2022

Cynthia

Unkempt microwave broken dirty floors etc.

Leisure Family

6/10

Pleasant

23 Oct 2022

jeffrey

Could have been better, but we were shopping price

Probably not awesome if bringing your wife of kid - - - just not as clean feeling as I'd hoped. And properties age - - - this one surely has and it shows. But in served its purpose and they do allow pets. I think the sheets were clean and we got extra towels and shampoo from the front desk. They were plenty nice. Breakfast was pretty much a muffin in cellophane. better than nothing. TV worked...no one broke into our car or threatened us, so that was good. That's about it.

Partner

10/10

Exceptional

12 Oct 2022

Dawna

The facility definitely needs to be updated and cleaned better. The bathtub wasn't cleaned. There was still shampoo or something on the side of the tub. One of the towels had paint or something on it.

Friends_and_family Family

2/10

Poor

23 Sep 2022

Desheina

My family were not happy about the rooms. The hotel is very old and needs renovation. It’s not a safe place nor a nice place to bring your family. All of my family members were disappointed and disgusted. A few of them checked in and checked right out. Two of them drove back to Dallas because they couldn’t take it.

Leisure Family_with_children

8/10

Excellent

10 Sep 2022

shelli

For the price, it was an excellent property. Clean and had the basic things we needed. There was some mold in the bathroom corners, a hole in the wall of the bathroom behind the toilet is all.

Leisure Family

10/10

Exceptional

05 Sep 2022

Ashley

Amazing

Friends_and_family Family

4/10

Poor

11 Aug 2022

Lessie b

Not a luxury hotel. Had a strange smell to the room. Felt like a cheap hotel. we only came to see our grandson graduate from Baylor. Surrounding hotels prices were $400 a night. we were afraid to not take it. The up side is it was close to a lot of good restaurant.

Business_and_leisure Partner

8/10

Excellent

28 Jun 2022

Howard

Convenient

Business_and_leisure Partner

4/10

Poor

27 Jun 2022

John

Honestly, we looking for a stay on a dirt-cheap budget and it was exactly that. The hotel just didn't feel safe, with a homeless guy digging in a dumpster. The room was great, I would rate it a 9 out of 10. Pay the extra a few bucks if you don't want to live on the edge.

Leisure

8/10

Excellent

29 May 2022

Kathryn

Noisy outside o-nite. Otherwise good.

10/10

Exceptional

11 Apr 2022

Alejandro

Great stay just wished there was more around it. Loved our room and bed was comfy!!!

Business_and_leisure Partner

2/10

Poor

14 Mar 2022

Maria

Management was rude and disrespectful,place was noisy and was given a reciept for my transaction

Leisure Partner

6/10

Pleasant

13 Mar 2022

Flora

There are better places in the city

Not a very present area, the personal not to friendly, place kind had my doubts abou to, since o reserve and checked in for some friends

Friends_and_family Family

4/10

Poor

06 Mar 2022

Shanna

Toilet ran after flushing. Lights didnt work. Outside property very dirty. Trash and cigarette butts everywhere. Storage building outside looked like someone ones yard...junk everywhere. Staff didn't say anythung. Checked in thru a window while standing outside during daytime hours. Wasnt told checkout time or Breakfast time. Wouldnt have been able to hear because of traffic. I was handed keys and she pointed to my room.

Leisure Family

4/10

Poor

06 Mar 2022

Verified traveler

Overpowering mix of odors

My room reeked with cigarette smoke heavily masked with overpowering air freshener. It made for an unpleasant mix of odors and an uncomfortable stay.

Business

4/10

Poor

26 Feb 2022

Sherilyn

The beds were the cleanest part of the room. They were comfortable.
Many areas in the room were visibly dirty. No breakfast was available even though it was advertised.

Leisure Family

2/10

Poor

02 Feb 2022

Constance

NASTY

Nasty, Nasty, Nasty. DO NOT STAY HERE! I can't believe that Hotels.com has places like this on their site.
YOU HAVE WARNED.

Partner

8/10

Excellent

13 Jan 2022

Brian

Good basic lodging. Was only there for one night. Staff was friendly but had lobby closed. Heat worked great. Overall room was a little dingy, but it's a value hotel. The sheets were clean, plenty of towels in the room, towels were clean, shower worked well. Just what I needed on this business trip, basic value lodging.

Wifi was pretty good as well. Convenient dining options nearby include Taco Bell, Cheddars Scratch Kitchen and a dozen other restaurants. Easy freeway/road access as well.

Business Self

10/10

Exceptional

31 Dec 2021

MOISES

Excellent service and prices!!!

Leisure Family

10/10

Exceptional

30 Nov 2021

Laura

Great stay

Very nice! Very accommodating front desk, thank you

Friends_and_family Family

2/10

Poor

16 Nov 2021

Lawrence

The rooms are dirty, in bad repair, with faucets that don’t work well. Beds are terrible, and air conditioning that is ancient. Stay away!

Leisure Self

2/10

Poor

16 Nov 2021

Jennefer

This property disgusting. My room was filthy, with stained bedding. Hairs in the supposedly cleaned and folded towels. I prepared for three nights but only stayed two. We felt so unsafe that my daughter and I moved the big chair i front of the door. There was a used condom in the parking lot when we got there and was still there when we left. The women at the \"check in\" window was very rude and unprofessional.

Leisure Family

4/10

Poor

14 Nov 2021

Melissia

Definitely a no tell motel. Had to use a window to check in - big red flag. Unsafe area and i was constantly worried about my vehicle. Do not reccomend and would never stay again.

Leisure Family

2/10

Poor

12 Nov 2021

Glenda

Only thing missing was chalk line!!! ABSOLUTELY HORRIBLE! CHECKED OUT IMMEDIATELY!!

Friends_and_family Friends

4/10

Poor

09 Nov 2021

Mark

Nothing happen to us or our car, but was sure that about that, needs major work and free breakfast didn’t exist. If I hadn’t prepaid no way I would have stayed.

Leisure Family_with_children

8/10

Excellent

06 Nov 2021

Verified traveler

False Advertising

Unhappy that the website did not mention a pet fee would be required and that the room rate is the same but no breakfast (even coffee) was available.

Friends_and_family Family

2/10

Poor

02 Nov 2021

Deborah

The management is horrible. The room had no working phone and the air conditioner was stuck on high cool in the winter

Self

8/10

Excellent

01 Nov 2021

Donna

Very nice staff.

Leisure Partner

6/10

Pleasant

25 Oct 2021

Thomas

They advertised breakfast but did not have it and did not say anything about it. They had no information in the room as to whether they had or didn’t have breakfast available. Ivan understand not having it but they still say it is included on their web site.

Business Family

6/10

Pleasant

30 Sep 2021

Verified traveler

Hotel condition is average .

Friends_and_family Family

2/10

Poor

26 Sep 2021

Ryan

We didn't even stay. We forfeited our $100 and went home. It is a run down motel in a bad part of town.

Leisure Family

8/10

Excellent

12 Sep 2021

Kimberley

Nice budget motel

For being a motel, it was no-frills as expected. However, the room was clean, the bed was reasonably comfortable, and there was ample parking. The only real downside was the road noise from the freeway but we fixed that by running a box fan we brought along.

Partner

6/10

Pleasant

12 Sep 2021

William

So so stay

Room was Good for the price. Did need to be a little cleaner inside but for the most part ok. Outside was disgusting.

Business

4/10

Poor

03 Aug 2021

Rory

Dirty

Room was filthy. Floor was dirty and just wearing socks it turned them black. Holes in the walls and places that weren’t even painted. Bathroom was dirty. Shower curtain rod was only held on by a screw on each end. Pictures did not match those on the website.

Friends_and_family Family

4/10

Poor

05 Jul 2021

Verified traveler

the bed was clean as was the bathroom.
You could not enter the main building you had to wait outside until someone came to the window to check you in.
No services no breakfast.
The floors were so slipperier that you almost slip down when getting of the bed.

Leisure Self

2/10

Poor

05 Jul 2021

Verified traveler

I canceled this trip, I hope I don’t get charged!!

Leisure Self

4/10

Poor

27 Jun 2021

Teresa

Find another hotel.

Checkin was through a small window with a towel stuffed in it. Foreign ran, lady very rude. Couldnt get towels. No breakfast. Room next door had three dogs. Hotel is a cut through from the two highways, noisy. For the money, you can find better

Partner

10/10

Exceptional

16 Jun 2021

Verified traveler

House keeping was wonderful.

Business Self

8/10

Excellent

31 May 2021

Deborah

Quick stay

Great pillows, comfortable beds. No bugs. But odd, coffee pot was in the bathroom, not out with the fridge and microwave.

Friends_and_family Friends

10/10

Exceptional

11 May 2021

Verified traveler

Everything was ok. Clean and nice.

Business_and_leisure Family

2/10

Poor

09 May 2021

Verified traveler

We arrived and the building and surrounding area seemed very run down and not well taken care of. The lady at check in was not very friendly at all. The room had a strong chemical smell though it did seem clean for the most part. Once it got dark it was very noisy due to other guests outside out room skateboarding and ramping off the stairs. At one point we thought someone was banging on our door and might try to break in. Not a good experience at all. Do not recommend.

Leisure Friends