First of all this this hotel is a PRIME location. We had an ocean view room and could even observe the spray from whales from our balcony! We were here on the 4th of July and were within walking distance from the big fireworks display in downtown Newport. So this hotel does need some updates and doesn’t have AC (it is 55 at night), but everything was clean and worked just fine. If you are in Newport on a budget and are here to admire the town and ocean and not spend all day in your hotel room, this is the place for you.