45 Unit Lakefront Resort with Real Estate & Private Lake in Louisiana
Deal ID: SNEB13
Overview
This new-build lakefront cabin resort sits on about 36 acres with a private lake, general store, laundry and boat rental fleet, one mile from an interstate exit and walking distance from a regional expo arena. It opened in late 2025 and filled every cabin from day one, running 93.4% occupancy across 24 cabins in Jul-Aug 2026. Workforce housing drives 84% of nights, with higher-rate leisure stays layered on top. A 10% third-party management fee covers day-to-day labor, keeping NOI margins near 70%.
Asking Price: $25,000,000 for the completed property ($16M at first closing + $9M on final delivery)
TTM Revenue: $691,500 (8 months of actuals, Nov 2025–Jun 2026)
TTM Cashflow (in-place NOI): $812K–$1.04M annualized on 24 cabins
Stabilized NOI (45 cabins): $1.95M base case / $2.25M higher-rate case
Cap Rate: 7.80% base case / 9.00% higher-rate case (projected, before reserves)
Industry: Hospitality – Cabin Resort / Workforce & Leisure Lodging
Turnkey: Yes (third-party management at 10% of rental revenue)
Online / Remote Capable: No (on-site property, run by a third-party manager)
Includes Real Estate: Yes, about 36 acres, private lake, store and infrastructure (included in price)
Inventory & FF&E: Included (furnished cabins, store, boat fleet); no separate value given
Year Established: 2025 (opened November 2025)
Location: USA
Occupancy: 93.4% (Jul–Aug 2026, includes forward bookings)
Cabins: 24 operating, 6 under construction, 15 planned (45 at completion)
Customer Concentration: top 2 accounts supply 77% of occupied nights
Projected Cash After Debt: $8,137/month base case / $33,070/month higher-rate case (20% down, 8%, 25-year amortization)
Location: West Monroe, Louisiana
Growth Opportunities
The buyer acquires a fully completed 45-cabin resort, with the seller funding the remaining construction inside the price. Payment is staged: $16M at first closing with 30 cabins delivered, and $9M only when the final 15 are furnished, approved and accepted. Upside comes from rate: leisure stays earn about $239/night vs $162 for workforce, and all 21 new cabins are higher-yielding 2-bedroom units. Online booking, event-driven demand, a nearby hyperscale data-center build and adjacent land add further room to grow.
Exit Advisor Takeaway
This is a real-estate-backed, third-party-managed asset priced on a 7.80% stabilized cap rate before any rate increase, rising to a projected 9.00% if a $40/night uplift holds at 85% occupancy. The staged structure ties the second payment to delivery, shifting construction risk to the seller. Demand is proven but concentrated: two workforce accounts supply 77% of nights on rental agreements, not long-term contracts. For a passive, yield-focused buyer, it offers stable hard-asset income with clear upside if rate and occupancy are validated in diligence.
This deal requires a 1% buy-side fee (contingent)
