7837 SW 117th St, Miami, FL — Pretty Boi Estates™ Luxury Hospitality Playbook
INTRODUCTION (Jai Thompson)
I manage a private equity platform deploying 13–18 million per quarter across multiple real estate asset classes.
Our model is asset-based, escrow-directed, and execution-driven, allowing us to close in 23 days or less with certainty and clean title flow.
We acquire and operate across:
• Luxury estates
• Single-family residential portfolios
• Multifamily communities
• Hospitality and hotels
• Mixed-use properties
• RV parks and mobile home communities
• Golf resorts and destination assets
• Specialized housing and income portfolios
Capital is structured, operators are paid, reserves are built in, and all disbursements are controlled through escrow.
SECTION 1 — PROPERTY OVERVIEW
Address: 7837 SW 117th St, Miami, FL
Beds: 6
Baths: 9
Size: 7,271 SF
Neighborhood: Pinecrest (A+ luxury market)
List Price (FMV proxy): $6,150,000
Why This Works as a Hospitality Estate
Large layout = retreat-ready
Guest quarters + multiple living zones
Basketball court + pool + event-friendly outdoor space
Miami = global luxury destination
👉 This is not a house — this is a private luxury resort asset
SECTION 2 — PRETTY BOI CAPITAL STRUCTURE
Step 1 — Core Numbers
FMV = $6,150,000
Offer (85%)
= 6,150,000 × 0.85
= $5,227,500
Recorded Price (45%)
= 6,150,000 × 0.45
= $2,767,500
Lender (24%)
= 6,150,000 × 0.24
= $1,476,000
Stack Check
Recorded + Lender
= 2,767,500 + 1,476,000
= $4,243,500
Stack %
= 4,243,500 ÷ 6,150,000
= 69% ✅ (under 78%)
SECTION 3 — SELLER LEGACY PAYOFF
Seller Payoff
= Offer − Lender
= 5,227,500 − 1,476,000
= $3,751,500
Breakdown
Paid at Close: ~$2.7M (from escrow)
Structured Balance: ~$1.05M (performance-backed)
Why Seller Wins
Immediate liquidity
Higher total payout
Certainty (no retail delays)
SECTION 4 — TITLE-DIRECTED DISBURSEMENTS
Recorded Pool = $2,767,500
Disbursement Breakdown
Seller Payoff (portion at close) → ~$2,000,000
Buyer Salary (10%) → $276,750
Cash Back (5%) → $138,375
Kayan Trust (1%) → $27,675
Finder Fee (1%) → $27,675
Lender Fees (2%) → $55,350
Ops Reserve (5%) → $138,375
Furniture Reserve → $250,000
Closing Costs → $7,500
Lender Payment Reserve (9 mo) → $200,000
Branded Vehicles
2 SUVs → $180,000
TOTAL
Cash In = $2,767,500
Cash Out = $2,767,500 ✅
👉 Title receives funds → disburses exactly per settlement
👉 No outside cash. No confusion.
SECTION 5 — HOSPITALITY STAFF
Estate Manager → $100K
Chef → $90K
Housekeeping (2–3) → $140K
Concierge / Driver → $75K
Maintenance → $65K
Total Ops Team ≈ $470K–$550K
👉 This creates 5-star private resort experience
SECTION 6 — HOSPITALITY MODEL (HOTEL STYLE)
Step 1 — Inventory
6 bedrooms
No Vegas internal suites
Guest inventory = 6
Step 2 — Revenue
Nightly Rate = $3,000
Occupancy = 65%
Annual Nights
= 365 × 0.65
= 237 nights
Revenue
= 237 × 3,000
= $711,000
Add-On Revenue (events, chef, retreats)
≈ $400,000
Total Revenue
= 711,000 + 400,000
= $1,111,000
Expenses (65%)
= 1,111,000 × 0.65
= $722,150
NOI
= 1,111,000 − 722,150
= $388,850
SECTION 7 — LENDER METRICS
Yield
NOI ÷ FMV
= 388,850 ÷ 6,150,000
= 6.3%
Debt Service (estimate)
Loan = 1,476,000
Payment ≈ $110,000/year
DSCR
= 388,850 ÷ 110,000
= 3.53 DSCR ✅
👉 Strong coverage
SECTION 8 — STRESS TEST (−25%)
Revenue Drop
= 1,111,000 × 0.75
= 833,250
Expenses (65%)
= 541,612
NOI
= 833,250 − 541,612
= 291,638
New DSCR
= 291,638 ÷ 110,000
= 2.65 DSCR ✅
👉 Still safe
SECTION 9 — EXIT STRATEGY
Option 1 — Refinance
Stabilized NOI → higher valuation
Pull cash out → keep asset
Option 2 — Sell as Hospitality Asset
NOI multiple (8–10x)
388,850 × 9 = ~$3.5M–$4M value floor (conservative)
With premium branding → push higher
SECTION 10 — HOMES.COM MESSAGE (<400)
“Hi Ron, I’m acquiring luxury estates for private hospitality use. I can close in 23 days with structured capital and full escrow disbursement. This property fits our model well. I’d like to submit a clean offer with proof of funds and a full breakdown. When can we connect?”
SECTION 11 — AGENT EMAIL
Subject: Structured Offer — 7837 SW 117th St
Ron,
I manage a private equity platform acquiring luxury estate hospitality assets.
We can close in 23 days using an escrow-directed structure.
I’d like to submit:
• Certainty Kit
• Proof of Capital
• Full disbursement breakdown
Our model creates a clean seller exit with no delays.
When can we connect?
— Jai
SECTION 12 — AGENT ROLEPLAY (10)
Agent: Are you financing?
Jai: Structured capital, escrow-controlled. We close fast.
Agent: Why below list?
Jai: We’re solving certainty, not retail pricing.
Agent: Seller wants top dollar
Jai: We deliver total payout, not just headline price.
Agent: How fast?
Jai: 23 days or less.
Agent: Proof of funds?
Jai: Included in Certainty Kit.
Agent: Why this structure?
Jai: It protects title, taxes, and execution.
Agent: Is this creative?
Jai: It’s structured, fully escrow-backed.
Agent: What’s your plan?
Jai: 5-star private estate hospitality.
Agent: Risk?
Jai: Covered by NOI and reserves.
Agent: Next step?
Jai: Send docs, align, move to escrow.
SECTION 13 — SMS
Jai: Hey Ron, saw your Pinecrest listing. Fits our hospitality model.
Agent: What kind of buyer are you?
Jai: Structured capital, fast close, clean escrow.
Agent: Price?
Jai: Strong offer with full breakdown.
Jai: Sending email now.
SECTION 14 — FOLLOW UPS
Day 1:
“Just sent details. Let’s align timing.”
Day 2:
“We can move fast — seller gets certainty.”
Day 4:
“Still interested. Ready to submit today.”
Day 7:
“Last follow-up before reallocating capital.”
SECTION 15 — LENDER EMAIL
Subject: Loan Request — Miami Estate Hospitality Asset
FMV: $6.15M
Loan Request: $1.47M
NOI: $388K
DSCR: 3.53
Yield: 6.3%
Stress-tested DSCR: 2.65
Strong collateral + income.
Requesting terms.
SECTION 16 — TITLE EMAIL
Subject: Structured Closing — Title Coordination
All funds will be wired into escrow.
Title does not create funds — it disburses them.
Seller payoff, fees, reserves, and all allocations come from the recorded pool.
Everything is HUD-aligned.
SECTION 17 — STAFFING EMAIL
Subject: Luxury Estate Staffing Request — Miami
Requesting proposals for:
• Estate Manager
• Private Chef
• Housekeeping Team
• Concierge / Driver
• Maintenance
5-star hospitality level required.
SECTION 18 — CLOSING
Mr. Jai Thompson
📞 980-353-2408
Structure over sacrifice.
Stewardship over struggle.