Private Investment Opportunity · Hunter, New York
URSA Hunter
Hotel & Spa
A boutique ski lodge reimagined for the four-season Catskills — 1.5 miles from Hunter Mountain.
$7.32M
All-in project
35%
Equity offered
75–100%
Est. capital return ≤ 24 mo
19%
Projected IRR
The Deal at a Glance
The Scoop
URSA is a boutique hotel acquisition and full renovation — transforming an established 8-acre property into a premium four-season destination in the heart of the Catskills. Partners hold full equity in both real estate and hotel operations — before and after refinancing.
The Property
8 Acres · 27 Rooms
Approved site plan for 32 rooms
Zoning Entitlement
Up to 47 Rooms
Municipal zoning permits 47 keys — 15 rooms of untapped build-out beyond the approved plan
Phase 2 Expansion
5 Forest Cabins
Self-funded from Phase 1 cash flow
Full Renovation
Rooms & Common Areas
Sauna · Steam · Hot Tubs · Cold Plunge
Refinance Target
Within 2 Years
75–100% of capital projected to be returned
Projected IRR
15–20%
Return on invested capital
Upon refinancing, partners retain full shareholdership — in both the real estate and hotel operations — with no dilution, no buyout, and no exit required.
The Opportunity
Investment Highlights
Approved: Environmental Review
Town of Hunter Environmental Review – NYS SEQRA approved with no environmental impact issues
Approved: Site Plan Review
Revised Site Plan Review approved by Town of Hunter
Legacy Property
Operated as a successful spa and resort getaway for over 40 years
Vail Impact
Vail's acquisition has significantly increased regional tourism and demand for hotel lodging
Market Demand
In 2023, the Catskills contributed $2.5B in visitor spending in NY State
Lodging Shortage
Greene County reports a shortage of hotel rooms
State Forest Borders
1,000+ acres of State Forest Preserve with trail access for hiking and outdoor recreation
Activities & Lifestyle
Near skiing, golf, dining, art galleries, festivals, hiking, swimming, and more
State Tourism Ranking
NY is Top 5 in U.S. for travel spending; Greene County leads NY's growth
Growth Outlook
Catskills visitation, events, and demand expected to continue rising
Project Size
Total buildable square footage across all structures on the property
Lot Size
Expansive grounds bordering 1,000+ acres of State Forest Preserve
Why Now · Why Here
A Compelling Supply & Demand Case
Lodging Shortage
Greene County reports a critical shortage of hotel rooms
High demand · limited supply
+41%
YoY occupancy growth in Hunter area
2025–2026 season
Only 1.5 Miles Away
Hunter Mountain
Vail Resort
Today's Canvas
The Existing Property
8.7 acres, 32,700 SF — operated as a spa resort for over 40 years.
Design Vision
Architectural Renderings
A complete reimagining — from the exterior facade to every guest room, lounge, and spa space.
Exterior — front facade
The Interior Direction
Burgundy, Brass & Fireside
Deep wine walls, leather, and stone — the members-club intimacy of a boutique mountain house.
Four Revenue Streams · One Asset
The Revenue Engines
Boutique hospitality earns on every front — rooms, spa, table, and celebration. Each engine strengthens the others.
32 Boutique Keys
Burgundy Suites, Mountain Light
Deep burgundy walls, brass, and dark walnut — a members-club intimacy in every key. Rates climb from $275 to $650 ADR as the forest rooms come online, at 55% stabilized occupancy.
32
Keys post-expansion
$275–650
ADR range
$2.9M
Room revenue by Year 3
The Upside
Five Premium Forest Cabins
A-frame cabins tucked into URSA's woodland — floor-to-ceiling glass, private decks, fire pits. Fully tied into the property's existing electric and septic systems.
$650
ADR / Night
55%
Occupancy / Year
~400
Sq Ft Per Cabin
$75–100K
Build Cost Each
The Math
5 cabins × $650 ADR × 55% occupancy ≈ $650K / year
Self-funded from Phase 1 cash flow · Delivered Year 3
Five A-frame forest cabins glowing at dusk
Room to grow: zoning and septic capacity both allow more than five cabins — each additional unit adds revenue at a predictable $75–100K build cost.
"Where the wilderness becomes your private retreat."
Return of Investment
A Path to Capital Return — Within 24 Months
Based on the property's projected value approaching the refinance, we estimate that 75% to 100% of invested capital could be returned to the investor within 24 months of the day of the investment — subject to market value and interest rates at the time of refinancing — while you retain your full equity position.
75–100%
estimated capital return
≤ 24 Mo
from day of investment
Refinance
the return opportunity
35%
equity retained after
Day 0 — Invest
$2,000,000 for a 35% share of both the real estate and hotel operations.
Months 1–24 — Stabilize
The hotel opens and generates income. 100% of profits are reinvested to grow NOI and asset value.
By Month 24 — Return Opportunity
A strategic refinance of the stabilized asset creates the opportunity to return an estimated 75%–100% of invested capital, subject to market value and interest rates at the time.
Beyond — Pure Profit
You keep your full 35% equity and collect your share of profits every year thereafter.
After capital return, projected profit share begins — and a 5-year exit projects a 79% return on equity and 19% IRR.
Private Investment Opportunity
Investment Financials
A $7.32M all-in project — $2.0M equity for 35% shares. Based on projected value at the refinance, we estimate 75%–100% of investor capital could be returned within 24 months of the day of the investment, subject to market value and interest rates.
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Execution Plan
Strategic Development Phases
A sequenced build-out that opens revenue first — every phase designed to operate and earn while the next one rises.
Investor Offer & Capital Return Strategy
The project targets a return of an estimated 75–100% of investor capital within approximately 24 months of operations, primarily through refinancing — subject to market conditions and not a guaranteed commitment. Based on projected stabilized NOI and an 8% capitalization rate, the property is expected to achieve an estimated valuation of $11–14 million. A refinance at up to 60% loan-to-value is projected to generate $7–9 million, used for repayment of the bridge loan, partial or full return of investor capital, and repayment to the Managing Member.
If any portion of investor capital is not fully returned at refinance, investors receive an 8% preferred return, calculated on the outstanding unreturned capital, commencing in Month 36 and paid prior to any profit participation by the Managing Member.
For the first 36 months, 100% of distributable profits are reinvested into property enhancements, brand development, and revenue-generating improvements — equally binding on investors and the Managing Member, with the objective of maximizing NOI, asset value, and refinance proceeds.
Guest Rooms — Core Opening
Income-Ready Rooms
- •Complete demolition and rebuild of all 27 rooms
- •New room layouts optimized for guest experience
- •New bathrooms with modern fixtures and showers
- •All-new windows throughout the building
- •Continuous wrap-around decks (forest-facing priority)
- •Complete FF&E for rooms and hallways
- •New hallway design and finishes
Outdoor Pool & Landscape
Immediate Revenue Activation
- •Outdoor pool renovation to completion
- •Hot tub installation near pool area
- •Pool deck and lounge seating areas
- •Pedestrian bridge from rooms to pool
- •Landscape design and installation
- •Outdoor fire pits on grass areas
- •Internal roads, paths, and outdoor lighting
Lounge / Lobby + Kitchen & Bar
Restaurant Deferred
- •Demolish existing restaurant structure
- •Full renovation into cozy lounge / lobby space
- •Commercial kitchen (sized for future restaurant)
- •Counter-service cafeteria with bar
- •Accessible breakfast, lunch, and dinner options
- •Multiple fireplaces and intimate seating zones
- •Raised kitchen roof structure
Outdoor Social Zones
Enhanced Guest Experience
- •Multiple fire pit gathering nodes
- •Large outdoor deck on grass area
- •Covered pavilion / gazebo / pergola for seating
- •Outdoor kitchen and BBQ station
- •Seating clusters for lounging and dining
- •Integrated outdoor lighting and power
Event Space & Site Flow
Flexible Gathering Spaces
- •Convert gym into open loft-style event space
- •Extensive windows for natural light
- •Side entrances for each building
- •Outdoor circulation between buildings
- •Enhanced landscape and lighting for flow
Indoor Spa & Wellness
Year-Round Wellness Amenities
- •Indoor pool renovation and expansion
- •New pool heating equipment and systems
- •Hot tub installation
- •Dry sauna and steam room (wet sauna)
- •Cold plunge pool
- •New showers and bathrooms in facility
Operations & Management Structure
Full-service luxury with minimal staff — maximum privacy, seamless technology.
Remote Concierge & Guest Services
Casanevo Headquarters — Mexico
Dedicated remote customer service team handling all guest requests: shuttle scheduling to Hunter Mountain, room service orders, concierge recommendations, area information, and pre-arrival arrangements. Professional support available 24/7 without intrusive on-site presence.
Seamless Technology Integration
Electronic check-in / check-out via smartphone. No front desk lines, no waiting. Guests receive access codes remotely and enjoy frictionless arrival and departure — full-service luxury delivered through technology, not staff visibility.
Minimal On-Site Staffing
Managing Member — On-Site Oversight
Full-time presence in Hunter, NY ensuring operational excellence, quality standards, and strategic execution. Oversees property maintenance, vendor relationships, and guest experience without visible staff presence disrupting the tranquil atmosphere.
Essential Property Staff
A small team focused exclusively on housekeeping, maintenance, towel service, and property upkeep. Discreet operations ensure pristine conditions while preserving guest privacy and the serene mountain retreat ambiance.
Strategic Partnerships & Services
Housekeeping & Maintenance Alliance
Partnership with an established local hospitality operator ensures professional cleaning standards, linen service, and preventative maintenance. A scalable staffing model adapts to seasonal demand while maintaining service consistency.
Counter-Service Café & Restaurant
An all-day counter-service spot: specialty coffee, pastries, avocado toast, breakfast sandwiches, grain bowls, hearty sandwiches, and rotating dinner specials. Order at the counter, sit and stay or grab and go — open to hotel guests and the local Hunter community.
Guest Experience Vendors
Curated wellness practitioners, outdoor activity guides, and concierge services enhance guest offerings. Revenue-sharing arrangements with vetted providers ensure quality standards without capital burden.
Technology Infrastructure
Enterprise-grade property management system, guest Wi-Fi, smart room controls, and security systems. 24/7 technical support and redundant internet connectivity ensure uninterrupted operations.
Investor Protections & Oversight
Quarterly Reporting
Comprehensive financial statements, occupancy metrics, ADR trends, expense breakdowns, and variance analysis — powered by advanced property management software for full transparency of all transactions.
KPI Dashboards
Real-time access to RevPAR, guest satisfaction scores, booking pace, and operational benchmarks, with performance tracked against proforma projections.
Risk Mitigation Strategy: Operational excellence through proven systems, experienced leadership, and strategic partnerships. A scalable staffing model manages seasonal volatility, technology infrastructure provides real-time performance visibility, and quality control protocols ensure brand consistency — driving the positive reviews and repeat bookings essential for sustained occupancy growth.