QUEENSTOWN HARBOR & THE GOLF CLUB AT SOUTH RIVER
A unique combination of a destination golf resort and a successful private club, featuring 54 holes of championship golf across more than 870 acres of irreplaceable Mid-Atlantic real estate.
Existing revenue from golf operations, private club memberships, food and beverage, and events provides immediate recurring income and operational stability.
Assets are acquired at a substantial discount to current replacement cost, offering meaningful downside protection in a market characterized by rising construction costs and land scarcity.
Expansion of weddings, corporate retreats, lodging, wellness programming, and destination experiences creates high-margin revenue growth beyond traditional golf economic
The acquisition expands VIVAMEE’s operating footprint from four to six integrated resort and golf assets, enabling portfolio-wide synergies across sales, events, culinary, and management.
Backed by an experienced hospitality platform and seasoned golf management team with a demonstrated track record of repositioning and scaling experiential assets.
A unique combination of a destination golf resort and a successful private club, featuring 54 holes of championship golf across more than 870 acres of irreplaceable Mid-Atlantic real estate.
Existing revenue from golf operations, private club memberships, food and beverage, and events provides immediate recurring income and operational stability.
Assets are acquired at a substantial discount to current replacement cost, offering meaningful downside protection in a market characterized by rising construction costs and land scarcity.
Expansion of weddings, corporate retreats, lodging, wellness programming, and destination experiences creates high-margin revenue growth beyond traditional golf economic
The acquisition expands VIVAMEE’s operating footprint from four to six integrated resort and golf assets, enabling portfolio-wide synergies across sales, events, culinary, and management.
Backed by an experienced hospitality platform and seasoned golf management team with a demonstrated track record of repositioning and scaling experiential assets.
The strategy begins with the acquisition of established, under-optimized golf and private club assets located in affluent, supply-constrained markets where land scarcity, environmental protections, and rising replacement costs materially limit future competition. These characteristics provide inherent downside protection and long-term real estate value.
Value creation is driven through platform integration rather than speculative development. By incorporating the assets into VIVAMEE Hospitality’s operating system and expanding dedicated golf leadership, Capital H6 enhances operating efficiency, guest experience, and revenue capture across the portfolio. Existing income from golf operations, memberships, food and beverage, and events provides a stable foundation for disciplined growth.
The business plan emphasizes a clear distinction between organic growth and experiential expansion. Organic growth is generated through yield management, golf utilization, and incremental food and beverage optimization. Experiential expansion introduces high-margin revenue streams—including destination weddings, corporate retreats, lodging, wellness programming, and curated experiences—that materially enhance profitability while diversifying demand.
At scale, Capital H6 benefits from shared sales infrastructure, centralized management, and cross-property synergies, enabling recurring cash flow today and institutional optionality over the long term.
Accountable Equity is an accredited investor community that sponsors private placements for direct investment in real assets. The firm focuses on the acquisition, repositioning, and long-term ownership of high quality hospitality and experiential real estate, with an emphasis on durable cash flow, downside protection, and scalable platform value.
Through a disciplined investment approach, Accountable Equity has sponsored multiple private funds across hospitality, resort, and experiential asset classes, building a diversified portfolio characterized by strong operational performance and institutional-quality execution. The firm has been recognized on the Inc. 5000 list, reflecting consistent growth and operational scale.
For Capital H6, Accountable Equity serves as the sponsor and fund manager, responsible for capital formation, investment structuring, governance, and investor relations. The firm’s role includes sourcing and executing the acquisitions of Queenstown Harbor Golf Resort and The Golf Club at South River, overseeing capital deployment, and aligning investor interests through a long-term ownership structure.
Accountable Equity works in partnership with VIVAMEE Hospitality, the operating manager for the Capital H6 portfolio. This integrated sponsor–operator relationship enables disciplined execution, centralized oversight, and the activation of experiential revenue streams while maintaining a clear separation between investment management and day-to-day operations
Josh McCallen is a nationally recognized hospitality developer, operator, and investor with more than 25 years of experience in resort development and hospitality management. Over his career, he has led more than $170 million in luxury residential and hospitality construction and previously served as president of a hotel development and management company overseeing 500+ employees.
Mr. McCallen has a demonstrated track record of operational value creation, including 10× revenue growth in under four years and significant asset appreciation across multiple hospitality platforms. He has been recognized on the Inc. Magazine 5000 list multiple times and has received national media coverage across leading industry and business publications.
He is the Chief Executive Officer of VIVAMEE Hospitality, where he oversees complex value-add hospitality projects with a focus on experiential, resort-oriented assets and scalable operating platforms. Mr. McCallen holds a Bachelor of Arts from Franciscan University and an MBA from Eastern Michigan University.
Queenstown Harbor Golf Resort
Queenstown Harbor is a premier 36-hole waterfront golf resort located on Maryland’s Eastern Shore. The property features two championship courses, on site lodging, event infrastructure, and extensive waterfront and conservation protected land. Its location and natural attributes position the resort as a destination asset serving leisure travelers, wedding demand, and corporate retreats from the Washington–Baltimore–Annapolis region.
The resort benefits from established golf operations and in-place hospitality revenue while offering significant expansion capacity across lodging, events, wellness, and experiential programming. Queenstown Harbor serves as the portfolio’s primary growth engine and experiential anchor.
✓ 18-HOLE PRIVATE CLUB
✓ 600+ MEMBER FAMILIES
✓ RECURRING DUES-BASED REVENUE
The Golf Club at South River
The Golf Club at South River is an 18-hole private membership club located near Annapolis, Maryland. The club features an established dues paying membership base supported by dining, fitness, and social amenities. Its private club model provides predictable, recurring revenue and operational stability. South River complements Queenstown Harbor by contributing consistent cash flow, strong member retention, and incremental upside through enhanced events, wellness programming, and operational optimization. Together, the assets balance growth-oriented resort economics with stable private club income
The assets within Capital H6 represent irreplaceable real estate positions in a region characterized by land scarcity, environmental protections, and significant barriers to new development. Extensive waterfront frontage, conservation restricted acreage, and established championship golf infrastructure materially limit future competitive supply.
Current replacement costs for comparable luxury golf assets substantially exceed acquisition pricing. At today’s construction economics, developing a championship golf course of similar quality would require approximately $1.0 to $1.7 million per hole, excluding land acquisition, entitlement risk, and infrastructure. When combined with rising costs for hospitality construction, environmental mitigation, and regulatory approvals, total replacement costs are estimated to be approximately three times the acquisition basis.
This dynamic provides Capital H6 with inherent downside protection, as value is supported by the cost and complexity of replicating comparable assets. Over time, inflationary pressures and regulatory constraints further reinforce the strategic value of owning established golf and waterfront real estate.
Organic growth is driven by existing operations across golf, private club memberships, and casual food and beverage. Initiatives include yield management, increased utilization, pricing optimization, and incremental operating efficiencies. These efforts build upon established demand and provide predictable, lower-risk revenue growth.
Experiential expansion represents the primary value creation opportunity. Capital H6 will introduce and scale destination weddings, corporate retreats, social events, lodging enhancements, wellness programming, and curated guest experiences. These verticals carry significantly higher margins than traditional golf operations and diversify revenue across multiple demand drivers
Targeted capital improvements, sales activation, and operational enhancements designed to materially increase revenue and profitability while maintaining conservative assumptions.
Additional lodging, wellness, and amenity expansion opportunities that provide upside beyond the base underwriting and are not required to achieve projected returns.
Execution of the business plan will be led by VIVAMEE Hospitality, with oversight from Accountable Equity to ensure alignment with investment objectives and capital discipline.
ANNUAL UPLIFT AT QUEENSTOWN HARBOR
ANNUAL UPLIFT AT SOUTH RIVER
Total Equity Raise
Phase I Enhancements
Acquisition Equity
Target IRR
Stablilized Cash-on-Cash Yield
Target Equity Multiple
Stabilized Target
Capital H6 benefits from the alignment of a dedicated fund sponsor and an experienced hospitality operating platform.
Accountable Equity provides capital sponsorship, governance, and investor oversight, ensuring disciplined investment management and alignment of interests. VIVAMEE Hospitality serves as the operating manager, executing day-to-day operations and implementing the business plan across golf, lodging, food and beverage, events, and wellness.
The operating platform leverages centralized sales and marketing, standardized operating procedures, and shared expertise across properties. This structure enhances execution efficiency, improves revenue capture, and supports scalable growth as additional assets are integrated over time
Capital H6 reflects a compelling convergence of real estate quality, operating performance, and platform expansion.
