Project Snapshot
- Project Yacht represents a rare opportunity to invest in a premium network of resilient, lifestyle-driven marinas across supply-constrained US coastal markets. The portfolio targets high-value, larger vessels (50’ to 175’ LOA) that enjoy highly sticky demand, long waitlists, and immense pricing power.
- The initial pipeline consists of 02 flagship, shovel-ready Florida developments under advanced permitting:
Asset 1 (Naples Area)
A 2.89-acre, cutting-edge, fully automated dry-storage facility equipped to handle 225–250 vessels up to 50' LOA and ~20 wet slips. It features an all-electric, AI-powered Automated Storage and Retrieval (ASAR) system and a Category 5 hurricane-resistant design.
Asset 2 (Treasure Coast Area)
An 11.4-acre premier wet-basin development providing 147 premium floating, wave-attenuating docks for luxury yachts (50’–175’ LOA) alongside a high-end 6,000 sq. ft. waterfront restaurant destination.
- Backed by an experienced cross-disciplinary team spanning marina development, capital markets, marine engineering, and operations. Supported by world-class partners, each project is held through a dedicated Florida LP, with Class A LP units offered to qualified investors alongside a 10% preferred return.
Investment Highlights
- Rare exposure to a premier, supply-constrained asset class featuring irreplaceable Florida waterfront and institutional-grade protections. Marinas combine inflation-linked recurring income with hard-to-replicate entitlements—including Manatee Protection Plan slip credits and submerged land leases—delivering a highly defensive investment completely uncorrelated with traditional real estate and public markets.
- Validated demand backed by near-zero coastal vacancy and high regulatory barriers to new supply. ~80% of US marinas are over 25 years old, and new supply is constrained by zoning, environmental, and MPP requirements. Major South Florida coastal marinas operate at 100% occupancy with multi-year waitlists. Safe Harbor Marinas (Blackstone’s 2024 acquisition) reports 88% of its 137-marina portfolio carries a waitlist — close to 100% across coastal saltwater facilities.
- Highly Lucrative Business Model: Revenue is heavily diversified across upfront equity membership initialization fees, annual/monthly slip leases, restaurant commercial leases, premium boat club partnerships, retail ship stores, and fuel operations.
- Premium positioning targeting affluent, recession-resilient demographics. By focusing on high-net-worth boaters and larger, less price-sensitive vessels in elite markets, the properties capture multiple high-margin revenue streams (slips, F&B, retail, fuel, and hurricane plans) to drive predictable cash flows with historically low customer churn.
Financial Snapshots & The offers
Asset 1 - Dry-Storage Flagship
$61M
Acquisition & Development Cost
37.3%
Project IRR
$61M
Net profit
47.1%
47.1%
$58M
Net profit
Asset 2 - Wet-Basin Yacht Hub
$51M
Acquisition & Development Cost
$61M
Stabilized NOI
14.7%
Going-in Cap Rate
39.6%
Project IRR
$70M
Net profit
- Capital Raise: Up to $10M in Class A LP Units
- Pref Return: 10% p.a accrued + 1x ROIC. Target payoff of investor capital via institutional refi at Year 3
- Upside Split: Investors retain 50% continued equity; 50/50 share of future distributions & sale proceeds
TARGET RETURNS: 42% IRR | 2.0x MOIC (Year-5 stabilization exit)
- Capital Raise: Up to $20M in Class A LP Units
- Pref Return: 10% p.a accrued + ROIC at Year-5 stabilization
- Upside Split: Post-pref, Class A continues to receive up to
70% of future distributions & proceeds
TARGET RETURNS: 42% IRR | 3.5x (Y5) → 5.6x MOIC (Y10 hold)