The Opportunity

One of the strongest greenfield hospitality plays on the I-95 corridor.

A 70.16-acre dual-state parcel abutting Interstate 95 — 65.74 acres in North Stonington, CT and 4.41 acres in Hopkinton, RI. Modeled as Southern New England's premier integrated RV resort and 2,500–5,000 cap outdoor concert venue.

Location

70.16 acres straddling two states — 65.74 acres in North Stonington, CT and 4.41 acres in Hopkinton, RI — abutting Interstate 95 with direct corridor access to Mystic, Foxwoods Resort Casino, and the broader Rhode Island tourism economy.

Visibility

85,000 vehicles per day bidirectional on I-95 — a built-in marketing engine no hospitality competitor in the region can replicate.

Market Gap

Southern New England lacks a modern, full-service RV resort paired with a destination outdoor concert venue. Existing competitors are dated, undersized, or fragmented across multiple operators.

Strategy

Approval-contingent acquisition at $3.85M (or $288,750/yr NNN). Equity unlocks entitlements, infrastructure, and vertical buildout to stabilization.

Operator Track Record

10+ years of regional concert promotion and production across Southeastern CT / Southern RI — established booking pipeline, talent relationships, and an audience already in place to anchor the amphitheater from day one.

Acquisition Cost

$54.9K/acre — below comparable I-95 highway-commercial dirt in CT (typical $75K–$120K/acre).

Sold-out concert crowd at Paddy's Beach Club, Westerly RI — 10+ years of sold-out shows in the Southeastern CT / Southern RI market — the audience this venue inherits on day one.

Packed night crowd at Paddy's Beach Club concert — 10+ years of sold-out shows in the Southeastern CT / Southern RI market — the audience this venue inherits on day one.

Program

Two flagship revenue engines on one parcel.

RV Sites

225

Seasonal

Transient

150

Amphitheater Capacity

2,500–5,000

225 RV sites (75 seasonal + 150 transient) and a 2,500–5,000 capacity amphitheater hosting ~20 concerts annually. CT noise regulations and Rt 216 / Clarks Falls Rd egress — not site area — define the venue capacity envelope.

Site Plan

Conceptual site plan.

Phased CapEx

Build the RV park first. Rent the stage. Pour concrete last.

Phasing collapses the upfront check from ~$40M to $26–$33M, opens cash-flowing lodging in Year 2, and defers the riskiest CapEx (permanent shed, fixed seats, BOH compound) until concert demand is proven with two seasons of rental-rig shows.

Phase 1 · Year 0–2

RV Resort + Stage Foundation

$26.0M – $33.0M

Land, horizontal sitework, 225 RV sites (75 seasonal + 150 transient), water + septic sized for lodging-only demand, welcome center, clubhouse shell, bathhouse, plus the permanent stage slab, drainage, primary electrical, and FOH platform.

Phase 2 · Year 2–3

Temporary Venue Activation

$0.5M – $1.0M

Activate the bowl with rental-rig everything — clearspan stage roof, sub-rented PA & lights, festival lawn seating, restroom trailers, generator power, food-truck pads on temporary utility stubs. Prove demand before pouring $10M of permanent shed concrete.

Phase 3 · Year 4–5 (demand-triggered)

Permanent Amphitheater Build-Out

$10.0M – $14.0M

Triggered only after ≥18 shows/yr at ≥60% paid for two consecutive seasons: permanent shed structure, fixed seats + VIP boxes (~2,500 covered), back-of-house, permanent concessions/restrooms, septic + water expansion to full 51K-GPD concert load.

Phase 1 Capitalization (current raise)

$20M

Phase 2 (Y2–3, demand-triggered)

$0.5–1.0M

Phase 3 (Y4–5, demand-triggered)

$10–14M

Eventual Multi-Phase Build-Out

$36.5–48M

Project Viability

Tailwinds & headwinds.

Tailwinds

• I-95 frontage — 85K daily eyeballs, ~halfway between NYC & Boston metros (37M people within 3 hrs).
• Zoning fits — Campground and outdoor rec are site-plan uses in HC; no discretionary special permit needed for the lodging program.
• Concept plans exist — Cherenzia has already done the survey, wetlands delineation, and conceptual layout (~$150K of pre-dev saved).
• Dual-revenue model — Lodging amortizes the land regardless of show calendar; concerts juice peak-week ARPU 4–6×.
• Sponsor inventory — 20-show season + 225 RV sites = packageable for cannabis, beverage, lifestyle, and automotive brand activations.
• Acquisition cost — $54.9K/acre is below comparable I-95 highway-commercial dirt in CT.

Headwinds & Risks

• Septic ceiling — Large CSSDS at >40K gpd is the single biggest technical risk. Confirm with perc & deep-hole tests BEFORE closing.
• Amphitheater entitlement — Outdoor entertainment is the politically hardest piece. Expect neighbor opposition on noise, traffic, lighting.
• Dual-state parcel — 4.41 acres in Hopkinton RI triggers parallel RI DEM, planning, and building review.
• Wetlands — ~12 acres of mapped wetlands constrain the buildable envelope and OWTS reserve area.
• Traffic — CT DOT will require signal warrant analysis at Rt 216 / Clarks Falls. Possible mandated signal = $400K–$700K.
• Seasonality — ~180-day camping season + ~120-day touring window means heavy winter dark cost; needs off-season programming.

Next Step

Request the full diligence package.

Land prospectus, site survey, entitlements roadmap, financial model, and operator pro forma — released under NDA to qualified accredited investors via the secure portal.

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