Borderlands
Outdoor Resort + Amphitheater
A 70.16-acre parcel modeled as Southern New England's premier integrated RV resort and 2,500–5,000 cap outdoor concert venue.
Executive Summary
Buy the dirt. Approve the program. Build the destination.
Borderlands Outdoor Resort & Entertainment District is a 70.16-acre, approval-contingent greenfield development positioned to become Southern New England's premier integrated RV resort and outdoor amphitheater — near Mystic, Foxwoods, and the Rhode Island shoreline.
The Program
Two flagship revenue engines on one parcel.
225 RV Sites
Full-service hookups, premium pull-through sites, camp store, F&B, and on-site amenities operating April through October.
2,500–5,000 Cap Amphitheater
$225K concert-week RV premium · $190K amphitheater ground lease · +$694K operator-side net profit (base case, 80% paid). Investor equity participates in all three.
More Than Dirt
You're not just buying a campground — you're buying into a lifestyle arena.
The amphitheater pays the investor in three stacked layers. The first two — $225K concert-week RV premium and $190K ground lease — flow to the resort before a single ticket is sold. The third is the operator-side P&L: a 20-show season at 2,500 capacity, modeled at 80% paid (2,000 paid × 20 shows = 40,000 paid attendees), clears $3.44M in season revenue at a $86 blended per-attendee (ticket + F&B + parking + sponsor allocation) against $2.75M in season opex — pencils to a standalone net profit of $694,124. Investor equity participates in all three.
$86 × 40,000 paid attendees = $3.44M season revenue.
The Offering
$6.5M equity raise. $1M minimum. 8% preferred.
Based on the approved underwriting model and projected operating assumptions.
Family Offices · Accredited Investors · Private Equity · Hospitality Investors
Stabilized Financials (Year 3)
$5.14M revenue. $2.60M NOI. 2.26x DSCR.
Based on the approved underwriting model and projected operating assumptions.
The Portal
A complete investor portal — not just a pitch page.
Approved investors receive secure, NDA-gated access to the full data room, financial model, e-signature workflow, and ongoing investor reporting.
Secure Data Room
PPM, Operating Agreement, financial model, site plans, market studies, and full due diligence — organized by folder with viewing and download tracking.
E-Signature Workflow
NDA, Subscription Agreement, Accredited Investor Questionnaire, and Operating Agreement signed in-portal with full audit trail.
Investor Reporting
Capital call status, distribution history, construction progress, and quarterly operating updates delivered through your authenticated dashboard.
Exit & Refinance Strategy
Refinance in 2030. Return capital. Retain upside.
- 1.Refinance 2030 — proceeds repay construction financing.
- 2.Investor capital returned in full.
- 3.Investors retain 30% ownership for ongoing cash flow + appreciation.
- 4.8% preferred return accrues throughout.
Based on the approved underwriting model and projected operating assumptions.
Request the full diligence package.
Land prospectus, site survey, entitlements roadmap, financial model, and operator pro forma — released under NDA to qualified investors via our secure portal.
Request Access →