947 Barkley St, Bolivar Peninsula, TX 77617

Offering Price: $4,200,000 with 12‑month owner financing to facilitate permanent financing and visa requirements. Transaction options: direct purchase or joint venture to convert the asset into a full‑service boutique hotel; structure flexible (equity split, preferred return, or staged buy‑in).

Property Snapshot: 30 keys (20 ocean‑view, 10 standard); 2.15 acres with direct Gulf frontage and private beach access; 11,686 SF total (net rentable ≈ 8,434 SF). Turnkey after a 2025 comprehensive renovation (new roof, refreshed interiors, new case goods/appliances) and a 2024 canopy upgrade.

Operations & Performance: Currently operates as Vrbo with strong cash flow and seasonal tailwinds (summer occupancy >98% vs. local comps). Active short‑term revenue stream with dynamic pricing upside.

Value‑Add Opportunities: Convert attic to add 2–4 luxury keys; add spa/hot tub, game room, co‑working lounge; implement full‑service hotel management, concierge and curated packages to increase ADR and ancillary spend.

Ancillary Income: Six RV hookups, covered parking, upsells (boat rentals, tours, in‑room services), and packaged experiences to boost RevPAR.

Underwriting Snapshot: 10‑year proforma using conservative nightly rates; modeled unlevered IRR ≈ 32%; projected exit value > $15M at an 8% cap rate.

Market Advantages: 1.6M passengers); limited boutique supply and high demand for private‑pool, design‑forward coastal properties.

Ideal Investor: Hospitality operators, boutique hotel groups, private equity, or family offices seeking an income‑producing coastal asset with immediate cash flow and clear near‑term upside.