Daniels, WV OFFERING SUMMARY FULLY UNENCUMBERED RESORT PROPERTY IN THE HEART OF THE APPALACHIAN MOUNTAINS
investment overview Holliday Fenoglio Fowler, L.P. ( HFF ) is pleased to offer on an exclusive basis the opportunity to acquire the fee-simple interest in the Resort at Glade Springs (the Hotel, Resort, or Property ). The 183-key resort asset is complete with a myriad of amenities including the Resort s 18-hole golf, two other adjacent and affiliated private 18-hole golf courses allowing full guest access, a full-service spa, and eight food and beverage venues. The Resort is located in Daniels, WV in the heart of the Appalachian Mountains surrounded by a gated community of nearly 10,000 residents. Daniels is one of America s most highly-regarded outdoors enthusiast destinations in both the summer and winter, with the New River Gorge, the 14,000-acre Summit Bechtel Family National Scout Reserve, and Winterplace Ski Resort. The Property will be delivered unencumbered of management, brand, and debt, allowing an investor the ability to implement their own creative strategies to improve operations and capitalize on West Virginia s renaissance. THE RESORT AT GLADE SPRINGS - PROPERTY SUMMARY ADDRESS 255 Resort Drive, Daniels, WV 25832 OPENED 1974 LAND AREA 400-Acre Resort 145 Acres in developable parcels GUESTROOMS FOOD & BEVERAGE MEETING SPACE ON PROPERTY AMENITIES NEARBY AMENITIES: PARKING 183 Keys (201 Rooms) Glade s Grill & Bar Small Talk Café The Rotunda Stonehaven (golf halfway house) 25,590 SF (11 Meeting Rooms) 18-Hole Golf Course Equestrian Center Fitness Center Indoor & Outdoor Swimming Pools Hiking/Biking Trails Bowling Center Tennis Courts 2 18-Hole Championship Golf Courses Lost World Caverns Cave Tours Whitewater rafting, hiking, rock climbing and Rappelling in the New River Gorge 600 Spaces Bunkers Sports Bar Woodhaven Café Bowling Center Snack Bar Cobb s Corner (golf halfway house) Full-Service Spa 6 Retail Outlets Leisure Center Fishing Watersports Laser Tag Basketball Court Skiing/Tubing Zip Line Beckley Exhibition Coal Mine Tours Daniel Vineyards Tours and Tasting 2
investment highlights EXPANSIVE RESORT IN A CENTRAL, DRIVE-TO MARKET 1. EXPANSIVE RESORT PROPERTY The 400+ acre Resort features 201 guestrooms, first-class meeting space, a full-service spa, fine-dining restaurants, and an abundance of recreational activities including championship golfing, fishing, and horseback riding. The all-encompassing Resort s amenities are unparalleled within a 100+ mile radius. 2. MULTIPLE CHAMPIONSHIP GOLF COURSES Guests have access to three 18-hole, championship golf courses on Property. The Cobb Course is included in the offering while the local Property Owners Association own the Stonehaven and Woodhaven courses. Both the Cobb Course and Stonehaven Course have been ranked Best Golf Courses in West Virginia by Golf Digest. These three courses prove to be a primary draw for guests of the Resort. 3. EASILY ACCESSIBLE BY MAJOR HIGHWAYS & AIRLIFT The Resort is located in Daniels, WV with convenient access from three interstate exits along I-64 and I-77 within a five mile radius. Approximately 50 million people live within 300 miles of the resort. That population base includes the following CSAs/MSAs: PROPERTY DRIVING DISTANCE TO MAJOR MSA S METRO Driving Time Distance Population GREENSBORO-HIGH POINT-WINSTON SALEM NC ~3 hours 183 miles 1,650,019 CHARLOTTE-CONCORD NC/SC ~3 hours 203 miles 2,632,249 COLUMBUS-MARION-ZANESVILLE OH ~4 hours 234 miles 2,443,402 KNOXVILLE, TN ~4 hours 248 miles 837,571 LEXINGTON-FAYETTE-RICHMOND-FRANKFURT KY ~4 hours 249 miles 724,346 RICHMOND, VA ~4 hours 254 miles 1,208,101 PITTSBURGH-NEW CASTLE-WEIRTON PA/OH/WV ~4 hours 256 miles 2,635,228 RALEIGH-DURHAM-CHAPEL HILL NC ~4 hours 257 miles 2,156,253 West Virginia s capital, Charleston, is just an hour s drive from the Resort while Beckley is only 15 minutes away and offers daily nonstop flights to Charlotte, NC. Other nearby airports include Lewisburg Airport (52 miles) with nonstop flights to Chicago and Washington DC commencing in April 2018; Charleston Yeager airport (74 miles) (daily non-stops to Charlotte, Philadelphia, Washington, DC, Atlanta, Chicago and Houston) and Roanoke-Blacksburg airport (117 miles) (daily non-stops to Charlotte, Atlanta, New York, Philadelphia, Chicago, Orlando, St. Petersburg, FL and Washington, DC). 3
investment highlights ATTRACTIVE COST BASIS WITH SIGNIFICANT FINANCIAL UPSIDE 1. ATTRACTIVE PER KEY PRICING AT A SIGNIFICANT DISCOUNT TO REPLACEMENT COST The Resort will be offered at a significant discount to replacement cost. The Property has been well-maintained but will require targeted renovations in the future to further penetrate the competitive set. Even so, an investor s all-in basis will remain substantially below the cost to rebuild anywhere close to a similar asset today. 2. UNENCUMBERED BY BRAND AND MANAGEMENT The Hotel will be offered unencumbered of management and delivered independent of any brand contracts. A new investor will be able to introduce a regional or national, institutional manager to effectively drive group business and mitigate the seasonality resulting from the winter shoulder seasons. Furthermore, an investor can either choose to implement a branding strategy to improve the reservations system or continue to capitalize on the boutique product s existing reputation. 3. COMPREHENSIVE GUESTROOM RENOVATION The room package at the Hotel could use a refresh and standardization to effectively drive rate and appeal to an online consumer. The upgraded hotel space will complement the resort-style amenities and be extremely beneficial in targeting group business for driving occupancy. 4. CAPTURE LUCRATIVE GROUP BUSINESS AND DESTINATION WEDDINGS The expansive resort is set up to effectively accommodate group business, which would effectively increase occupancy and activate under-utilized activity centers. Through 2017, the group segment made up 52.1% of the Resort s occupancy, but overall fell 10.4% year-over-year. A new manager can revitalize the sales and marketing strategy to better attract regional groups and bolster an almost inexistent wedding business. One such example, the large energy investment in WV has prompted an influx of contract business, including a prospective 50 room/night group account the Resort can try to attract. 5. STRENGTHEN THE MEMBERSHIP PROGRAM Residents in the community along with local corporations can participate in a club and there remains significant potential to grow this business. The membership enrollment of approximately 300, a total inclusive of both family and single memberships, as well as six corporations has remained relatively stable over the last five years. A targeted promotional strategy within the community as well as corporate campaigns may increase the historically million dollar revenue. 6. INCREASE RESORT FEES With additional enhancements to the Property, an increase in resort fees would be warranted, generating high-margin revenues with a meaningful bottom-line impact. 7. IMPROVE MARGINS AND SELECTIVELY OPERATE PROFITABLE ACTIVITIES Today, some of the operations of at the Hotel, such as the equestrian center and golf retail outlet, either operate at a loss or necessitate significant customer discounts. A new owner can selectively close, repurpose, or reinvest in activities on the Property to either improve margins or further appeal to potential guests. 4
investment highlights OPPORTUNITY TO REPOSITION TO YOUNG & ACTIVE OUTDOOR CLIENTELE 1. RESORT DESTINATION WITH ENDLESS OUTDOOR ACTIVITIES The Resort at Glade Springs is located in one of the nation s most spectacular and majestic outdoor settings in Daniels, WV. Daniels is in the heart of the Appalachian Mountains, a recreational paradise boasting a plethora of year-round activities such as hiking, mountain biking, rafting, skiing, tubing, and more. In fact, the world-renowned setting has even attracted the Boy Scouts of America to develop their National Scout Reserve and host their National Jamboree just a few miles north of the Property. 2. PROXIMITY TO SUMMIT BECHTEL RESERVE HOME OF THE BOY SCOUTS NATIONAL JAMBOREE The Summit Bechtel Reserve, host of the Boy Scouts National Jamboree as of 2013, is located approximately twenty miles north of the Property. The 14,000-acre nature preserve acts as a summer camp, outdoor adventure and training area for the National Boy Scouts organization. The Summit s major events include the National Jamboree, where over the course of ten days every four years the Boy Scouts of America come together in one place with an attendance upwards of 60,000, as well as the 2019 World Jamboree with similar attendance. The Resort acts as the preferred lodging accommodations for the Boy Scouts. 3. NEARBY WINTERPLACE SKI RESORT Glade Springs offers the opportunity to experience skiing and other winter activities through its partnership with the Winterplace Ski Resort, located just eight miles south. The seasonal activities of Winterplace supplement the Property s year-round demand offerings. The Resort at Glade Springs acts as the de facto hotel for visitors to Winterplace, which only offers two on-site cabins. ECONOMIC REVITALIZATION OF WEST VIRGINIA 1. WEST VIRGINIA ENERGY SECTOR INVESTMENT China Energy Investment Corp. has executed an MOU with the state of West Virginia to invest $83.7 billion in shale gas development and chemical manufacturing projects in the state over the next two decades. West Virginia s energy sector has been steadily on the decline due to its focus on coal, but this investment may create upwards of 101,000 new jobs according to the American Chemistry Council. The strong economic future of the state will bode well for disposable income of residents within a 300-mile radius, the Resort s primary customer base. 2. WVU TECH BECKLEY CAMPUS In the summer of 2017, WVU Tech fully relocated its campus to Beckley from Montgomery, WV. In the first year alone, WVU Tech attendance exceeded 1,600 students. The campus is envisioned to grow to more than 5,000 students and leverage the nearby outdoor facilities of the Summit Bechtel Reserve for outdoor courses. 3. WEST VIRGINIA TOURISM TAX CREDIT PROGRAM The State of West Virginia offers a sales tax credit program that allows any tourism destination that invests at least $1,000,000 in expansion to apply the increase in sales tax generated to pay for a fourth of the expansion over ten years. The Resort qualified for this program in 2006 for its recent expansion and can qualify in the future for additional expansions. 5
MIAMI 1450 Brickell Avenue Suite 2950 Miami, FL 33131 T: (305) 448-1333 Max Comess Managing Director (305) 421-6540 mcomess@hfflp.com NEW YORK 45 Rockefeller Plaza Suite 2400 New York, NY 10111 T: (212) 245-2425 Chris Shea Managing Director (212) 336-5483 cshea@hfflp.com WASHINGTON, D.C. 1775 Pennsylvania Avenue NW 5th Floor Washington, DC 20006 T: (202) 533-2500 Cyrus Vazifdar Senior Director (202) 777-2311 cvazifdar@hfflp.com CAROLINAS 201 N. Tryon Street Suite 1400 Charlotte, NC 28202 T: (704) 526-2800 Chris Lingerfelt Director (704) 526-2808 clingerfelt@hfflp.com WEST VIRGINIA CONTACT Fred Wittman Senior Managing Director License # 0028641 (617) 848-1555 fwittman@hfflp.com hfflp.com Kevin Ross Analyst (305) 421-6557 kross@hfflp.com Taylor Golub Analyst (202) 777-2310 tgolub@hfflp.com Fred Wittmann, a licensed real estate broker in the state of West Virginia, along with Holliday Fenoglio Fowler, L.P. (collectively HFF ). HFF has been engaged by the owner of the to market it for sale. Information concerning the property described herein has been obtained from sources other than HFF, and neither Owner nor HFF, nor their respective equity holders, officers, employees and agents makes any representations or warranties, express or implied, as to the accuracy or completeness of such information. Any and all reference to age, square footage, income, expenses and any other property specific information are approximate. Any opinions, assumptions, or estimates contained herein are projections only and used for illustrative purposes and may be based on assumptions or due diligence criteria different from that used by a purchaser, and HFF, its partners, officers, employees and agents disclaim any liability that may be based upon or related to the information contained herein. Prospective purchasers should conduct their own independent investigation and rely on those results. The information contained herein is subject to change. 2018 Holliday Fenoglio Fowler, L.P., HFF Real Estate Limited (collectively, HFF ), HFF Securities L.P. and HFF Securities Limited (collectively, HFFS ) are owned by HFF, Inc. (NYSE: HF). HFF and its affiliates operate out of 26 offices and are a leading provider of commercial real estate and capital markets services to the global commercial real estate industry. HFF, together with its affiliates, offers clients a fully integrated capital markets platform including debt placement, investment advisory, equity placement, funds marketing, M&A and corporate advisory, loan sales and loan servicing. For more information please visit hfflp.com or follow HFF on Twitter @HFF.