Capital H6: A Maryland Waterfront & Golf Hospitality Fund
In-place cash flow combined with significant long-term appreciation potential, now anchored by three established Mid-Atlantic assets.
Sponsored by Accountable Equity
A Proven Sponsor & Operator
Accountable Equity is the only investor community on the Inc. 5000 — with VIVÂMEE Hospitality operating a growing portfolio of experiential resorts across the Mid-Atlantic.
Invest Alongside Us
Two Ways to Invest in Capital H6
The fund offers two distinct investment structures. Choose the one that fits your goals — long-term equity ownership, tax-advantaged monthly income, or a combination of both.
Structure 1
Equity Fund
Class B · 4 Tiers
Best for: Ownership and long-term appreciation, paired with a preferred return.
- 8–10% preferred return, scaled to your commitment level
- Four tiers to choose from: Class B1–B4
- Perpetual ownership — distributions plus upside at refinance / exit
- Minimums from $100,000
Structure 2
Tax Advantaged Fund
2 Options
- 7% preferred return, paid monthly
- Two options to choose from: EIF100 & EIF150
- Up to 100%–150% bonus depreciation in the 2026 tax year; 5-year term*
- Minimum $10,000
Structure 1 · Equity Fund
Equity Fund Class Structure
Four equity classes with preferred returns scaled to commitment level — built for ownership and long-term appreciation.
| Class | Class B1 | Class B2 | Class B3 | Class B4 |
|---|---|---|---|---|
|
Preferred Return |
8% |
8.5% |
9% |
10% |
|
Minimum Investment |
$100,000 |
$300,000 |
$500,000 |
$750,000 |
Perpetual ownership structure with projected 16% IRR at Year 5 refinancing and ongoing distributions thereafter.
Structure 2 · Tax Advantaged Fund
Tax Advantaged Fund
For investors seeking tax-advantaged monthly income, the fund offers two options designed primarily to maximize 2026 bonus depreciation. Both options share the same 7% preferred return; they differ in the size of the deduction and in how your capital is returned.
Shared by Both Options
7%
Preferred Return
Jan 15, 2027
Payments Begin
5-Year Term*
60 Monthly Payments
2026
Bonus Depreciation
K-1
Tax Reporting
$10,000
Minimum Investment
Option A · EIF100
Capital back sooner
Up to 100%
of your investment
Monthly payments
Invested capital + preferred return
How capital is returned
Steadily over the term*
a portion within each monthly payment
Structure
60 level monthly payments
Option B · EIF150
Bigger deduction
2026 bonus depreciation
Up to 150%
of your investment
Monthly payments
Preferred return only
How capital is returned
capital stays invested through the term
Structure
60 preferred-return payments, then a balloon
Minimum investment: $10,000
*The 5-year term is a target, not a guarantee; final payments are made at 5 years or after. For EIF100, that is the last of the 60 scheduled payments. For EIF150, it is a single balloon returning your invested capital plus any remaining preferred return.
This is a summary of terms only — not an offer, and not investment, legal, tax, or accounting advice.
Preferred return begins accruing the day after your funds are received and your subscription is fully accepted. Monthly distributions begin January 15, 2027, when your 60-payment schedule is set. Preferred return earned between acceptance and January 15, 2027 is not distributed during the term; it accrues and is paid in full with your final payment, and for EIF150 it is paid together with the return-of-capital balloon.
Financial Summary
Financial Snapshot & Capital Structure
Capital H6 was originally structured around two established golf assets — both now owned and operating. We’re adding a third established property, the Hilton Garden Inn & Marina on Kent Island, to the same fund — expanding the portfolio and adding further value for our original investors.
$27.0M
Total Equity Raise
$21.0M
Acquisition Equity
~16%
Target IRR
~1.9x
Target Equity Multiple
~15%
Stabilized Cash-on-Cash Yield
2029
Stabilized Target
$13.856M remaining to complete the syndication.
Why This Portfolio
Investment Highlights
1
Durable In-Place Cash Flow
2
Perpetual Ownership
Long-term ownership structure built for compounding wealth and ongoing distributions.
3
Experienced Operator
VIVÂMEE Hospitality manages the portfolio, with operating experience across its resort platform.
4
Diversified Demand
Golf, lodging, weddings & events, F&B, marina, and membership dues reduce concentration risk.
5
Tax Advantages
Bonus depreciation, depreciation deductions, and potential 1031 exchange eligibility.
The Portfolio
Three Premier Waterfront & Golf Assets
54 holes of championship golf, over 100 hotel & cottage rooms, and an active marina — across Maryland’s affluent, supply-constrained Chesapeake corridor.
QUEENSTOWN, MARYLAND · CHESTER RIVER WATERFRONT
Queenstown Harbor Golf Resort
A 36-hole destination golf offering in a waterfront resort setting — the portfolio’s primary growth and experiential upside.
- 36-hole public championship resort on the Chester River
- On-site lodging, event venues & The River House & Tavern restaurant
- ~198 acres under conservation; operating since 1994
- Phase 2 upside: 40 developable acres & 130-key hotel entitlement (not in current underwriting)
EDGEWATER, MARYLAND · SOUTH RIVER
The Golf Club at South River
- 18-hole championship private membership club
- Established private membership base with in-place operating cash flow
- $5M clubhouse renovation (2012); dining, fitness & events
- All-inclusive dues structure
GRASONVILLE, MARYLAND · KENT ISLAND WATERFRONT
Hilton Garden Inn & Marina at Kent Island
A stabilized waterfront resort hotel & marina — accretive from day one and synergistic with the Maryland portfolio.
- 91-key waterfront resort hotel with an active marina
- Captures event-driven room demand from Queenstown Harbor & Kent Island Resort
- Strong fundamentals with upside to grow revenue through activations
- Demand supports events, lodging, and pricing power
- Partnership has secured an agreement to acquire
The Third Asset
What Adding Hilton Garden Inn & Marina
at Kent Island Means for Investors
Same fund, same terms — a larger, more diversified, more resilient portfolio.
Captures Exported Revenue
Event-driven room demand you’re currently exporting now stays inside the fund.
Diversifies Income
Adds hotel rooms, conference/event space, a marina, and F&B to a golf- and events-anchored portfolio.
Reduces Concentration Risk
A third operating asset spreads exposure across more properties and revenue streams.
Durable, In-Place Cash Flow
A stabilized operating hotel with meeting space and a restaurant — accretive from day one.
Deepens Maryland Synergies
Shared demand and efficiencies with Queenstown Harbor and Kent Island Resort.
Layers In Value-Add Upside
A clear path to a higher stabilized cap rate.
Preserves Your Terms
Same discipline, same 8–10% preferred return and ~16% target IRR.
Strengthens the Exit
A larger, more institutional portfolio for buyers and lenders.
Location & Synergy
Clustered in the Maryland Chesapeake Corridor
Industry Momentum
Golf & Experiential Demand Is at Record Highs
INVEST LIKE A PARTNER
Good to Know
Frequently Asked Questions
Capital H6 is a Regulation D, Rule 506(c) offering available only to independently verified accredited investors: generally, income over $200,000 ($300,000 jointly) in each of the 2 most recent years, or net worth over $1 million excluding a primary residence.
Adding the Hilton Garden Inn & Marina broadens the fund's diversified revenue base:
Public daily-fee golf
Private membership dues
Lodging (hotel & cottages)
Food & beverage
Weddings & events
Marina & waterfront
Retail & pro shop
Ancillary services
Years 1–3 focus on value creation; Years 4–5 present a refinancing opportunity with projected 15–16% IRR; Year 5+ moves to perpetual ownership with ongoing distributions.
VIVÂMEE Hospitality manages the Capital H6 portfolio, with operational experience across its broader resort platform. Accountable Equity serves as sponsor and fund manager.
Potential benefits include 2026 bonus depreciation, depreciation deductions, and potential 1031 exchange eligibility. Bonus depreciation and other tax benefits depend on each investor's individual circumstances — consult your own advisers.
Yes — we encourage prospective investors to visit the properties. Reach out to investor relations to arrange a tour.
Weather/seasonality, economic downturns, membership retention, illiquidity, operational delays, competition, and regulatory changes. All investments involve risk, including potential loss of principal.