A Private Partnership · Lanesville, Hunter, New York
Ursa Magna
Boutique Mountain Hotel
A 27-room boutique mountain hotel on 8.7 acres — 1.5 miles from Hunter Mountain.
$100K
Proposed partnership entry
1.5%
Proposed starting ownership
27
Guest rooms
8.7
Acres — two pools
Proposed terms, subject to owner approval and final documentation.
The Deal at a Glance
The Scoop
A boutique hotel owned and under renovation — partners hold an interest in both the real estate and the hotel operations.
Partners hold an interest in the holding company that owns both the real estate and the hotel business — and at the planned refinancing (~24 months), partners are projected to receive 75–100% of invested capital back while keeping their full ownership. Subject to final documents.
The Opportunity
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
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
Already in Place & Approved
Facts on the ground — approvals and assets we already have.
Approved
Environmental Review
NYS SEQRA approved — no environmental impact issues
Approved
Site Plan Review
Revised site plan approved by Town of Hunter
What You're Buying
The Existing Property
8.7 acres, 32,700 SF — the most well-known hotel in the area, on this site since the 1950s.
Indoor pool
Outdoor pool
Two tennis courts
8.7 acres
The area’s best-known hotel
A fixture since the 1950s
Restaurant & Amenities Building
Take the 3D tour→
Rooms Building
Take the 3D tour→
Design Vision
Architectural Renderings
A complete reimagining — from the exterior facade to every guest room, lounge, and spa space.
Exterior — main lodge in winter, snow-covered grounds
The Interior Direction
Burgundy, Brass & Fireside
Deep wine walls, leather, and stone — the members-club intimacy of a boutique mountain house.
Three Revenue Streams · One Spa Amenity
The Revenue Engines
Boutique hospitality earns on three fronts — rooms, table, and celebration. The spa is an amenity that strengthens them all.
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
$2.5M
Room revenue by Year 3
The Upside
Five Premium Forest Cabins
A-frame cabins tucked into the property's woodland — floor-to-ceiling glass, private decks, fire pits. Fully tied into the property's existing electric and septic systems.
$650
ADR / Night
50%
Occupancy / Year
~400
Sq Ft Per Cabin
$75–100K
Build Cost Each
The Math
5 cabins × $650 ADR × 50% occupancy ≈ $593K / 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."
Live Investor Calculator
See Your Investment at Work
Choose your investment amount and see your ownership, your capital return, and your projected profit — instantly.
Your Projected Ownership
1.50%
1.5% per $100,000 · 20% of the project offered
Year 2
$100,000
100% of capital returned at refinance
Years 3–5
$60,364
Projected operating profit distributions
Projected Annualized IRR
19.28%%
60.36% profit on original investment
| Investor cash flow | Investment | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 |
|---|---|---|---|---|---|---|
| Initial investment | ($100,000) | — | — | — | — | — |
| Return of contributed capital | — | — | $100,000 | — | — | — |
| Operating profit distributions | — | — | — | $17,918 | $19,769 | $22,677 |
| Total cash received / invested | ($100,000) | — | $100,000 | $17,918 | $19,769 | $22,677 |
| Cash yield on original investment | 0.00% | 0.00% | 17.92% | 19.77% | 22.68% |
Projections based on the project's operating model (cap rate 9.0%, Year 2 refinance). Capital return at refinance assumes refinance proceeds repay 100% of contributed LP capital. All figures are projections, subject to assumptions and final documentation.
Property Forecast
Five-Year Operating Forecast
From the project’s financial model. All figures are projections, not results; assumptions are subject to owner confirmation.
| Operating model | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 |
|---|---|---|---|---|---|
| Room revenue | $1,688,125 | $1,688,125 | $2,519,413 | $2,710,125 | $2,981,138 |
| F&B income (net) | — | $150,000 | $200,000 | $300,000 | $350,000 |
| Event revenue | — | $175,000 | $350,000 | $350,000 | $350,000 |
| Total income | $1,688,125 | $2,013,125 | $3,069,413 | $3,360,125 | $3,681,138 |
| Expenses (before debt) | $984,134 | $907,734 | $1,286,572 | $1,453,830 | $1,581,022 |
| NOI before debt service | $703,991 | $1,105,391 | $1,782,840 | $1,906,295 | $2,100,116 |
| Debt service | — | $420,000 | $588,335 | $588,335 | $588,335 |
| Cash flow after debt service | $703,991 | $685,391 | $1,194,505 | $1,317,959 | $1,511,780 |
Offering assumptions
Minimum / pricing unit
$100,000
Ownership per pricing unit
1.5%
Available ownership
20.0%
Management fee rate
8.0% of room revenue
Refinance assumptions (Year 2)
Cap rate (editable)
9.0%
Refinance valuation
$12,282,118
LTV / new loan
60% · $7,369,271
Capital returned to investors
100% of contributed capital
Room mix & rate assumptions
11
King suites
$350 → $400
8
Queen suites
$275 → $325
4
Mezzanine duplexes
$450 → $550
4
Premium duplexes
$500 → $600
5
Forest cabins
$650, from Year 3
Occupancy ramps from 45–50% in the opening years to 55% by Year 5. Total income in the stabilized year is projected at $3.68M; NOI before debt service at $2.10M. Projections from the financial model, not results.
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.
Projected Capital Return
A planned refinancing roughly 24 months out is the projected route to returning 100% of partner capital, while keeping ownership percentages unchanged.
Distributions come only from cash remaining after debt service and required reserves.
Guest Rooms — Core Opening
Income-Ready Rooms
- •Complete demolition and rebuild of all 27 rooms
- •New bathrooms, windows, and wrap-around decks
- •Complete FF&E for rooms and hallways
Lounge, Lobby, Kitchen & Bar
The Social Heart
- •Full renovation into cozy lounge / lobby space
- •Commercial kitchen with counter-service bar
- •Landscape design and installation
- •Outdoor fire pits on the grass area
- •Internal roads, paths, and outdoor lighting
Outdoor Pool & Landscape
Season Opening
- •Outdoor pool renovation to completion
- •Hot tub installation near pool area
- •Pool deck, lounge seating, and pedestrian bridge
Event Space & Site Flow
Flexible Gathering Spaces
- •Convert gym into open loft-style event space
- •Side entrances and outdoor circulation between buildings
- •Enhanced landscape and lighting for flow
Indoor Spa & Wellness
Year-Round Wellness
- •Indoor pool renovation with new heating systems
- •Hot tub, dry sauna, and steam room
- •Cold plunge and new showers
Operations & Management Structure
Full-service luxury with minimal staff — maximum privacy, seamless technology.
Remote Concierge & Guest Services
- •24/7 guest support — handled remotely, never intrusive
- •Smartphone check-in / check-out, no front desk
- •Concierge, shuttle scheduling & pre-arrival arrangements
Minimal On-Site Staffing
- •Founders on-site in Hunter, NY
- •Small team for housekeeping & property upkeep
- •Discreet presence — guest privacy preserved