Immediate cash flow combined with significant Long-term appreciation potential
acres of Premier Property
Preferred Return
Diverse Revenue Streams
| class | class b1 | class b2 | class b3 | class b4 |
|---|---|---|---|---|
|
Preferred Return |
8% |
8.5% |
9% |
10% |
|
Minimum Investment |
$50k |
$300k |
$500k |
$750k |
| Investment Year | -1 | 0 | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Year | 2024 | 2025 | 2026 | 2027 | 2028 | 2029 | 2030 | 2031 | 2032 | 2033 | 2034 |
| Total Department Revenues | $12,600,955 | $13,542,932 | $16,001,916 | $18,766,566 | $22,824,762 | $23,509,504 | $24,214,790 | $24,941,233 | $25,689,470 | $26,460,154 | $27,253,959 |
| Total Department Expenses | $7,581,487 | $8,151,182 | $9,081,484 | $10,289,336 | $12,414,984 | $12,787,434 | $13,171,057 | $13,566,189 | $13,973,174 | $14,392,370 | $14,824,141 |
| Total Departmental Profit | $5,019,467 | $5,391,750 | $6,920,432 | $8,477,230 | $10,409,777 | $10,722,070 | $11,043,733 | $11,375,045 | $11,716,296 | $12,067,785 | $12,429,818 |
| Total Undistributed Expenses | $1,722,231 | $2,034,258 | $2,565,226 | $2,757,459 | $2,840,183 | $2,925,388 | $3,013,150 | $3,103,544 | $3,146,799 | $3,191,351 | $3,237,240 |
| Total Non-Operating Expenses | $323,036 | $332,727 | $342,708 | $352,990 | $363,579 | $505,391 | $520,553 | $536,169 | $552,254 | $568,822 | $585,887 |
| Total EBITDA | $2,835,301 | $2,690,805 | $3,132,392 | $4,334,620 | $5,950,653 | $5,998,268 | $6,178,217 | $6,363,563 | $6,604,322 | $6,852,303 | $7,107,724 |
| Net Profit Margin | 23% | 20% | 20% | 23% | 26% | 26% | 26% | 26% | 26% | 26% | 26% |
Americans played golf in 2024
(Record High)
Golf asset values year-over-year (2024)
Private facilities rate health "good/excellent"
Successful
Funds
Resort
Acreage
Building
SQ FT
Wedding Venues
& Restaurants
Bespoke Corporate
Meeting Spaces
Active
Investors
This is a Regulation D 506(c) offering available exclusively to accredited investors. An accredited investor generally must meet one of the following criteria: (1) Individual income exceeding $200,000 ($300,000 joint) in each of the past two years with reasonable expectation of the same in the current year, (2) Net worth exceeding $1 million (excluding primary residence), or (3) Hold certain professional certifications such as Series 7, 65, or 82 licenses. Verification of accredited investor status is required.
The minimum investment is $50K for Tier 1 (B1), which provides an 8.0% annual preferred return. Higher investment tiers offer increased preferred returns: $300,000 for 8.5%, $500,000 for 9.0%, and $750,000 for 10.0%.
Most syndications operate on 3-5 year timelines with forced exits, require years to achieve profitability, and force sales regardless of market conditions. Capital H6 offers: (1) Immediate profitability with >$2.5M projected Year 1 EBITDA, (2) Perpetual ownership structure giving investors long-term participation without mandatory exits, (3) Proven operations rather than ground-up development, and (4) Management infrastructure already in place from our adjacent Kent Island Resort.
These are established operations with decades of operating history. Queenstown Harbor has been operating since 1994 with strong brand recognition as a Maryland Eastern Shore golf destination. South River has 600+ member families providing stable recurring revenue through an all-inclusive membership model. Together they generate 90,000+ annual golf rounds and have multiple established revenue streams already in place.
Our value creation strategy focuses on three areas:
Years 1-3: Value creation period with Phase 1 development adding cottages and optimizing operations. Annual preferred returns (8-10% based on tier) begin in Year 3. Years 4-5: Strategic refinancing opportunity to receive capital return plus accumulated preferred returns, with projected IRR in mid-teens (15-16% range). Year 5+: Perpetual ownership with ongoing equity distributions from operations, allowing investors to participate in long-term appreciation without forced sale.
Golf is experiencing unprecedented momentum:
Accountable Equity is an integrated development, management, and syndication firm specializing in drive-to-destination hospitality properties. Our current portfolio includes Kent Island Resort (directly adjacent to Queenstown Harbor), Bohemia Manor Farm, The Renault Winery Resort, and LBI National Golf & Resort. Vivamee Hospitality, our management subsidiary, brings proven operational systems, technology platforms, and hospitality expertise. We’ve demonstrated our ability to enhance asset performance through active management across our existing properties.
Unlike traditional syndications that typically sell the property within 3–5 years, our perpetual ownership model allows investors to remain long-term equity partners. A refinancing event—expected around Years 4–5—will occur and impact all investors, returning a portion of invested capital along with any accrued preferred returns.
In a standard syndication, refinancing often marks the end of your participation: you receive your payout and are no longer part of the deal. With our structure, you stay invested even after recapitalization, continuing to receive ongoing distributions and benefit from property appreciation for as long as we own the asset. This approach lets you participate in long-term growth while maintaining flexibility over your exit timing, without being forced to sell during unfavorable market conditions.
Investments that close in 2025 may qualify for bonus depreciation benefits, which can provide accelerated deductions that may offset income and enhance after-tax returns. Real estate investments can also offer benefits through depreciation, potential 1031 exchange eligibility for future dispositions, and potential Qualified Opportunity Zone benefits depending on property location and structure. Each investor’s tax situation is unique, so we strongly recommend consulting with your tax advisor to understand how these benefits apply to your specific circumstances. Accountable Equity does not provide tax advice.
All investments involve risk, including potential loss of principal. Specific risks for this investment include: Golf operations are subject to weather conditions and seasonality; economic downturns could impact discretionary spending on golf and hospitality; private club membership retention is important for South River’s revenue stability; real estate is an illiquid investment with no guarantee of exit liquidity; operational improvements may take longer or cost more than projected; competition from other golf facilities could impact rounds and pricing; regulatory changes could affect operations or profitability. We mitigate these risks through diversified revenue streams, proven operations with existing cash flow, professional management, and geographic positioning in one of America’s wealthiest markets. The complete Private Placement Memorandum contains detailed risk disclosures.
Real estate investments are inherently illiquid. While the offering documents may provide some limited transfer rights subject to securities law requirements and approval, investors should expect to hold their investment through at least the Years 4-5 refinancing window. This is a long-term investment best suited for investors who do not need near-term liquidity from these funds. The perpetual structure is designed for investors seeking long-term wealth building rather than quick exits.
Property management will be handled by Vivamee Hospitality, utilizing their expertise from successfully running four other resorts: Kent Island Resort (directly adjacent to Queenstown Harbor), Bohemia Manor Farm, The Renault Winery Resort, and LBI National Golf & Resort. Vivamee brings proven operational systems, technology platforms, purchasing agreements, marketing expertise, and hospitality management capabilities. This isn’t a startup management approach – we’re deploying an established team with demonstrated success across our diverse portfolio of drive-to-destination hospitality properties.
The first step is to schedule a call with our investment team to discuss the opportunity, review the detailed financial projections, and determine if Capital H6 aligns with your investment objectives. We’ll provide access to the complete Private Placement Memorandum, operating agreements, and due diligence materials. After reviewing the materials and completing accredited investor verification, you can submit your subscription documents and fund your investment. We’re here to answer questions throughout the process.
Yes! We encourage potential investors to visit both Queenstown Harbor Golf Resort and The Golf Club at South River. Property tours can be arranged through our investment team. Many investors appreciate seeing the quality of the facilities, experiencing the golf courses firsthand, and understanding the market positioning before making their investment decision. Contact us to schedule your property tour.
