750 Penn Hall Rd, Union Hall, VA 24176

Milan Manor is a fully entitled, infrastructure-complete experiential real estate asset situated on 26+ acres of contiguous, private lakefront land at Smith Mountain Lake in Franklin County, Virginia. Owned and sponsored by Wilson Premier Properties, the property represents an exceptionally rare opportunity to acquire a large-scale lakefront estate with complete privacy, immediate operational capability, and significant long-term optionality.

Unlike conceptual hospitality projects, Milan Manor has already cleared the most difficult hurdles—entitlement, infrastructure, shoreline stabilization, and core capital improvements—positioning it as a ready-to-execute commercial asset rather than a speculative development.

Huge Opportunity for a highly popular outdoor hospitality brand or true Resort. Completely Secluded and surrounded by over 1000 acres lends opportunity for additional Real Estate offerings and expansion. No Hotels existing within 25 Miles of Smith Mountain Lake currently.

Asset Description

• Total Land Area: **26+ acres of with over 650ft of contiguous lake frontage. C

• Shoreline: Extensive private 650+ feet of pristine rip rapped shoreline frontage along Smith Mountain Lake (rare at this acreage scale)

• Setting: Completely private estate environment with mountain views, water views, and direct Smith Mountain Lake frontage. Closest neighbor is over one mile away.

• Privacy: No neighboring density pressure; natural buffers and scale provide true estate-level seclusion

• Asset Type: Historic manor estate repositioned for experiential, event, and retreat-based commercial use

• Current Status: Fully renovated (2024), entitled, and operational

• Sponsor: Wilson Premier Properties

The property combines historic character with modern commercial functionality, enabling premium experiential use without sacrificing operational efficiency while preserving true lakefront privacy and shoreline control at a scale that is no longer replicable.

Future Vision and Completed Work

Owners have completed Site Plans, Proformas, Dock Plans and Architectural Drawings to support a full resort including up to 40 Villas (2bdrm, 2Ba), An Event Barn with Catering Kitchen, A Clubhouse featuring additional hospitality space (Restaurant, Pool, Recreational Opportunities, Lounge and event space), etc.

Entitlements & Regulatory Position

Milan Manor benefits from a Special Use Permit (SUP) that enables expanded commercial use as a resort, including events, retreats, and destination-based programming. This entitlement materially reduces execution risk and accelerates time-to-revenue. In a market where similar approvals can take years—or may not be granted at all—this entitlement represents a significant competitive advantage.

Capital Improvements & Infrastructure (Completed 2024)

Milan Manor has undergone a top-to-bottom renovation and infrastructure upgrade, aligning the asset with institutional-grade expectations for experiential commercial real estate.

Key improvements include:

• Commercial catering kitchen with commercial-grade stove and multiple refrigerators

• Speakeasy-style bar, billiards room, and dedicated game room

• Large guest suites, each with dedicated sitting areas suitable for retreats and multi-night stays

• Walk-around screened porch supporting three-season programming

• Interior design that preserves a farmhouse aesthetic with a modern twist, enhanced by curated, whimsical décor

• Extensive Landscaping and outdoor Amenities.

Supporting infrastructure includes:

• Commercial well (50+ gallons per minute) installed in 2024, sized to support future development

• New septic system (2024)

• Dedicated parking lot, two vehicle turnarounds, and historic-style light poles supporting event traffic and safety

Waterfront & Outdoor Enhancements

• Rip-rapped shoreline, providing long-term stabilization and protecting waterfront value

• Approved AEP dock totaling 3,000+ square feet, partially installed

• Written confirmation securing placement for remaining dock installation in Summer 2026

• Dock scarcity in the region, with 2+ year wait times for comparable approvals

• On-site pickleball court and sports shooting range, Fire pits, patios, expanding experiential programming options

These features materially enhance both revenue potential and long-term asset defensibility.

Commercial Use & Revenue Positioning

Milan Manor is intentionally positioned as a low-volume, high-margin experiential asset, avoiding dependence on nightly occupancy or commodity hospitality pricing.

Supported commercial uses include:

• Curated private events and destination weddings

• Corporate, executive, wellness, and creative retreats

• Estate-style buyouts and limited lodging tied to programming

• Hybrid personal-use and income strategies

This positioning supports pricing power, operational control, and resilience across market cycles.

Financial & Valuation Context

Internal pro-formas and concept-level financial analysis support multi-million-dollar annual gross revenue potential under a phased operating strategy.

Independent third-party hospitality valuation analysis prepared by a licensed hotel real estate broker with decades of national experience supports a completed, stabilized value range of approximately $45MM–$50MM, driven primarily by feasible cash flow and market-based capitalization rates.

The contemplated capital structure reflects a conservative loan-to-value profile of approximately 44%–49%, reducing balance-sheet risk while preserving substantial equity upside.

Investment Rationale

Milan Manor offers investors:

• A fully entitled, infrastructure-complete asset with accelerated execution timeline

• Waterfront scarcity with secured dock approvals

• Strong experiential branding and differentiation

• Multiple credible revenue and exit strategies

• Downside protection through entitlement, infrastructure, and conservative leverage

Few assets of this scale, quality, and regulatory readiness exist in comparable markets.

Milan Manor represents a rare opportunity to acquire a de-risked, institutionally credible experiential real estate asset at a point where vision, infrastructure, and entitlement are already aligned.

The property is ideally suited for investors seeking durable cash flow, long-term appreciation, and strategic optionality within the experiential and destination real estate sector.