WinHill Advisors Commercial
Listed by WinHill Advisors Commercial
$4,200,000
(Casa Dora) Oceanfront Boutique Hospitality
Details
APN 2118-0000-0005-001
Property Type Hospitality, Multifamily
Sub Type Hotel, Single Family Rental Portfolio
Square Footage 11,686
Net Rentable (SqFt) 8,434
Units 30
Occupancy 50%
Tenancy Vacant
Lease Type Net
Lease Term 0.2
Lease Expiration 02/06/2026
Rent Bumps Yes
Lease Options Short-Term Airbnb ( hospitality)
Pro-Forma Cap Rate 24.96%
Pro-Forma NOI $1,048,528
Price per SqFt $359
Broker Co-Op Yes
Class B
Year Built 2016
Year Renovated 2025
Buildings 1
Stories 3
Acreage 2.150
Zoning NON
Parking Spaces 2 per key
Investment Type Redevelopment
Tenant Credit No Credit Rating
Lease Commencement 12/01/2025
Occupancy Date 11/05/2025
Ground Lease No
Ownership Sole Ownership
Aria Palms — Oceanfront Boutique Hotel on Bolivar Peninsula 30 Keys, Direct Gulf Access, Value‑Add
Marketing description
Turnkey, recently renovated 30‑key oceanfront boutique hotel on the Bolivar Peninsula with direct Gulf frontage and private deeded beach access. The property features 20 premium ocean‑view suites and 10 standard suites, a new roof and interior refresh completed in 2025, and immediate operating cash flow as a stabilized short‑term rental conversion opportunity.
Why Invest
- Irreplaceable beachfront location on 2.15 acres with unobstructed Gulf views and private beach access—ideal for leisure, cruise spillover, and weekend drive‑market demand.
- Attractive economics: offered at $140,000 per key and below typical replacement cost for new beachfront construction.
- Turnkey with value‑add upside: attic conversion can add 2–4 additional keys; amenity expansion (spa/hot tub, co‑working lounge, game room) and a transition to full boutique operations can materially lift ADR and RevPAR.
- Flexible acquisition terms: seller financing and JV options available to accelerate closing and reduce lender‑seasoning constraints—enables buyers to acquire with limited down payment and immediate control.
- Defensible underwriting: independent appraisal and current insurance quote included in the data room to support valuation and mitigate coastal insurance uncertainty.
Property Highlights
- Asking Price: $4,200,000
- Land Area: 2.15 acres (direct Gulf frontage)
- Keys: 30 (20 ocean‑view, 10 standard)
- Recent CapEx: Full interior refresh and new roof (2025); canopy upgrade (2024)
- Operating Profile: Turnkey Vrbo operation with strong summer occupancy and immediate revenue; proforma and data room available to qualified buyers.
Positioning & Demand Drivers Casa Dora is positioned to capture Houston’s large drive market, Galveston cruise spillover, and event‑driven demand (including regional events). Limited high‑design boutique supply on Bolivar creates a premium niche for a curated, service‑forward operator.
Investment highlights
Location: 947 Barkley St, Gilchrist (Bolivar Peninsula), TX 77617 — direct Gulf frontage on a 2.15‑acre oceanfront parcel. Asset: Turnkey, recently renovated 30‑key boutique hotel (20 ocean‑view suites; 10 standard suites) with private deeded beach access.
Why this works
- Rare oceanfront economics — priced at $140,000 per key and roughly $498 per rentable SF, below typical replacement cost for new beachfront construction.
- Immediate cashflow + value‑add runway — operating Vrbo with summer occupancy historically >95%; attic conversion can add 2–4 keys and amenity upgrades (spa/hot‑tub, co‑working, game room) drive ADR upside.
- Flexible acquisition structures — seller financing / owner note available (10–20% down) and JV options for qualified operators, removing bank‑seasoning constraints and accelerating close.
- Visa‑friendly positioning — located in a qualified Rural TEA with potential EB‑5 / E‑2 pathways for international investors.
- Defensible underwriting — independent appraisal and current insurance quote included in the data room to mitigate limited trailing‑12 financial history and coastal insurance risk.
Financial Snapshot (select metrics)
- Asking Price: $4,200,000
- Going‑in Cap: ~8.4% (base case)
- Year‑1 DSCR (seller note): ~1.30x; Year‑1 Cash‑on‑Cash: ~7.6%
- 5‑Year Levered IRR: ~19%; 5‑Year Equity Multiple: ~2.2x
Operator / Investor Upside
- Convert attic to additional keys or premium office; add poolside/hot‑tub and curated guest experiences to lift RevPAR.
- Package pre/post‑cruise shuttle and corporate retreat offerings to capture Galveston cruise spillover and Houston drive‑market demand.
Listing Contacts
WinHill Advisors Commercial
Listed by WinHill Advisors Commercial
Valuation Calculator
Login or Sign up to see Valuation Metrics
Sign up for Crexi to see valuation metrics for this property
Loan Amount
$0.00
Annual Debt Service
$--
$--
Annual Cash Flow
$--
$--
Valuation Metrics
0
DSCR
--
Cap Rate
--
ROI
Broker Selected Comps View More Comps
Property History
Tax History
Similar Properties
Additional Information
Name
License
Brokerage
Brokerage Phone
Title
Brokerage Address
Name
License
Brokerage
Title
Is there information that looks off?
