An integrated, multi-zone family entertainment complex and waterpark destination
situated on 22.5 acres with direct Interstate frontage. The property includes an
active year-round and seasonal operating business, 14 acres of developed
operating real estate, and approximately 8 acres of surplus developable land.
Additionally, the entire property is positioned within a federally designated
Qualified Opportunity Zone, presenting significant tax-deferral advantages for
qualified investors.
(~14 Acres + Improvements): Valued at $6,000,000 based on a land baseline of
$2.85 per square foot and a depreciated improvement replacement cost of $6.
56
million. Surplus Land (~8 Acres): Appraised at $1,000,000 as raw land ($2.85/sq
ft baseline), with a clear upside valuation of $2,000,000 to $2,500,000 when
accounting for fully secured county and airport entitlement approvals.
A primary driver of this transaction's valuation rationale is the immense volume
of fully owned physical furniture, fixtures, and equipment (FF&E) conveying with
the property, totaling an estimated current asset value of $19,080,000. This
unprecedented equipment and infrastructure base provides an incoming investor
with substantial tangible collateral that heavily insulates downside risk from
day one.
In fiscal year 2025, the business generated $2,465,371.
83 in total income,
yielding a gross profit of $2,154,790.67. Total operational expenses for the
period sat at $2,248,725.
40, resulting in a net operating loss of -$93,934.73
and a final net income of -$131,763.25 after accounting for depreciation and
non-operating adjustments.
Historically, the business maintains a three-year
average Seller's Discretionary Earnings (SDE) of $307,416 (calculated from
2022–2024 data).
Operating Business (Rent-Adjusted Basis): Valued at $955,000, applying an
industry-standard 2.17x multiple to the historical SDE after a conservative 8%
market-rent reduction, inclusive of $239,000 in inventory at cost and a $50,000
transferable Series 6 liquor license.