Current Offering · Reg D 506(c)
A 208-site, 60-acre lake-centric RV resort acquisition in Vassar, Michigan. Three private spring-fed lakes, a retiring owner, and a park that already cash-flows with clear operational upside.
In joint venture with Mulberry Lane Investment Group. We're raising $1.8M in equity against a targeted 22.8% net LP IRR and 2.2x equity multiple over a five-year hold.
The deal at a glance
Summary figures are rounded. All projected returns are forward-looking statements based on current underwriting assumptions; actual results may differ materially. See full disclosures below.
The opportunity
Krystal Lake is sixty acres with three spring-fed lakes and a retiring owner who built something worth keeping. The park is already cash-flowing, with consistent NOI across four years and $370K+ in committed 2026 bookings before any new guest acquisition.
Yet it runs without online booking, modern marketing, or pricing discipline. Premium lakefront sites are underpriced and the transient rate sits at the bottom of the local market. That gap is the opportunity: targeted capital improvements and hotel-grade revenue management against the strongest natural amenity in the comp set.
Frankenmuth, Michigan's #1 tourist town with 3.3M annual visitors, is just 15 minutes away, and a 5M+ metro catchment sits within a two-hour drive.
Property
in committed 2026 bookings as of April, which is 53% of 2025 revenue, on the books before new guest acquisition.
The plan
$1.2M in capital improvements (every dollar tied to a guest finding or a revenue outcome), plus zero-capex operational fixes that address the top three drivers of one-star reviews.
Mobile-optimized website, integrated online booking, SEO/AI search, OTA connections, and CRM automation. The current owner has no online reservation system.
Data-driven pricing tiers across site types and seasons. A conservative 8% blended rate increase in Year 1, with continued optimization.
Convert 31 tent and water/electric sites to 50A full hookup, the highest-ROI capital spend. FHU sites yield 2-3x the nightly rate of tent sites.
A $150K inflatable water park on one of the three private lakes. Peer data shows a 10%+ occupancy lift post-install plus incremental day-pass revenue.
50A pedestals, Wi-Fi expansion, grading and drainage, bathhouse refresh, signage, and camp store improvements that address the top guest complaints.
STR conversion of the owner's lakefront home, golf-cart rentals, targeted marketing, and a season extension into October shoulder weekends.
Projected returns
An 8% preferred return to LPs, then a tiered pari-passu split. The GPs personally guarantee the loan and co-invest 5.5% of the equity. Cash distributions are expected beginning in Year 2.
10% exit cap rate. Year 1 reflects a partial ramp (mid-season acquisition plus construction). Forward-looking and not guaranteed.
| Revenue | NOI | Occ. | |
|---|---|---|---|
| Year 1 | $864K | $213K | 27% |
| Year 2 | $1.36M | $625K | 32% |
| Year 3 | $1.40M | $644K | 33% |
| Year 4 | $1.44M | $663K | 33% |
| Year 5 | $1.48M | $723K | 33% |
Revenue more than doubles (+113%) while holding the OpEx ratio near 51%. DSCR climbs from 2.1x in Year 2 to 2.5x by Year 5.
The sponsors
Managing Partner · Revenue & Asset Strategy
Former BCG consultant who built the commercial organization at Placemakr, launching 20+ properties ($1B+ asset value) and driving $100M in annual revenue. Has underwritten dozens of RV park deals. MBA, Dartmouth.
Managing Partner · Operations, Technology & Development
Michigan-based founder-operator who built and sold a seasonal service business with 200+ clients, then ran multistate sales organizations in renewable energy. Leads on-the-ground operations and technology.
Joint Venture Partner · Construction & Operations
Rick Benson brings 40+ years of construction management ($1.2B in infrastructure oversight at the Port of Long Beach). Rhonda Smith-Benson leads operations and guest experience, de-risking the physical value-add program.
The 33-page deck covers the market, the property, the value-add plan, the full proforma, returns, risk mitigation, and the exit strategy.
Get involved
Tell us a bit about yourself and a managing partner will follow up personally with the Private Placement Memorandum, operating agreement, and subscription documents, and to answer any questions.
This presentation is for informational purposes only. It does not constitute an offer to sell or a solicitation of an offer to buy any security. Any offer or sale of securities will be made only through a Private Placement Memorandum (PPM), subscription agreement, and related offering documents, which govern all terms of the investment. If anything here conflicts with the PPM, the PPM controls.
The offering is made under Rule 506(c) of Regulation D of the Securities Act of 1933, as amended. Securities will be sold only to accredited investors, and the issuer will take reasonable steps to verify that each investor qualifies as accredited. Investor self-certification alone is not sufficient. Because the offering is conducted under Rule 506(c), general solicitation and general advertising are permitted, and this material may be distributed accordingly.
Forward-looking statements, projections, and financial estimates are based on assumptions believed to be reasonable but are not guaranteed; actual results may differ materially. Past performance does not indicate future results. Investment in real estate carries significant risk, including the possible loss of the entire amount invested. The securities have not been registered under the Securities Act or any state securities laws and are offered in reliance on exemptions from registration. No securities regulator has approved or disapproved this offering or passed on its merits. Prospective investors should read the PPM in full and consult their own legal, financial, and tax advisors before investing.