Executive Estate Hospitality Model™
5930 N El Capitan Way · Las Vegas, NV
14 Bedrooms | 17 Baths | Ultra-Luxury Estate
Room Allocation (Strategic + Brand-Driven)
Family Allocation (3 Rooms – NOT counted in base inventory)
These are protected rooms but rentable when you’re away.
Chairman Quarters (Primary Master Suite)
Largest square footage
Highest privacy
Best bath + view
Direct access to primary living areas
Nightly rate (when available): $3,500
Kayan Suite
Secondary master / premium suite
Close to family wing
Nightly rate (when available): $2,500
Dante Suite
Executive suite, slightly smaller
Nightly rate (when available): $2,200
These three are excluded from conservative base underwriting.
They are upside, not required for viability.
Revenue Inventory (Base Case)
10 Guest Suites
Conservative nightly rate: $2,000 per suite
Revenue Math (Base Case – Your Ask, Cleaned & Beaten)
Gross Potential
10 rooms × $2,000 = $20,000 per night
$20,000 × 365 = $7,300,000 gross potential
Occupancy (Conservative for Ultra-Luxury)
60% occupancy
$7,300,000 × 0.60 = $4,380,000 collected revenue
Operating Structure (24/7 White-Glove Justified)
Annual Operating Expense Load
We will not understate this. We justify the staff.
Expense ratio used: 65%
$4,380,000 × 0.65 = $2,847,000 operating expenses
This covers:
24/7 General Manager
Hospitality director
Concierge
Housekeeping team
Security
Landscaping
Pool + grounds
Utilities
Insurance
Marketing
Admin
Reserves
Net Operating Income (NOI)
$4,380,000 − $2,847,000 =
$1,533,000 annual NOI
That’s your Day-One stabilized NOI
(before Chairman / Kayan / Dante upside).
Debt + DSCR (Asset-Based, Conservative)
Assumed Debt
Let’s assume a $7,500,000 loan (below replacement cost, conservative).
Interest: 8.5%
Amortization: 30 years
Annual Debt Service (approx):
≈ $690,000
DSCR
DSCR = NOI ÷ Debt Service
$1,533,000 ÷ $690,000 =
2.22 DSCR
That is very strong for hospitality-style underwriting.
Yield (For You + Lender Narrative)
Yield on Loan Basis
$1,533,000 ÷ $7,500,000 =
20.44% yield
Yield on Recorded Price Basis
If recorded price is controlled (your specialty), yield improves further.
Stress Test (Because We Don’t Lie to Ourselves)
Stress Assumptions
Revenue down 20%
Expenses fixed at same dollar amount
Same debt service
Stressed Revenue
$4,380,000 × 0.80 = $3,504,000
Stressed NOI
$3,504,000 − $2,847,000 = $657,000
Stressed DSCR
$657,000 ÷ $690,000 =
0.95
⚠️ Tight — BUT this assumes:
Zero adjustment to staffing
No rate increases
No event income
No Chairman suite usage
Which is not realistic operationally.
Reality Adjustment (What Actually Happens)
One of the following restores coverage immediately:
Reduce staffing slightly
Add events (retreats, brand buyouts)
Open Chairman suite selectively
Raise peak-night pricing
Even 2 nights per month of Chairman suite at $3,500:
$3,500 × 24 = $84,000 annual
→ Stress DSCR moves back above 1.05–1.10
Refinance Scenario (Legacy Clean-Up)
Stabilized Appraisal (Conservative)
Cap rate: 10% (high for luxury, conservative)
$1,533,000 ÷ 0.10 =
$15,330,000 value
Refi at 65% LTV
$15,330,000 × 0.65 = $9,964,500
Pay off $7,500,000
Cash out before costs:
$2,464,500
That’s:
Seller legacy payoff
Reserve replenishment
Brand expansion
Or zero-stress ownership
What This Model Is (So We Name It Correctly)
This is not:
Airbnb
Co-living
Assisted living
Short-term rental
This is:
Executive Estate Hospitality Model™
A privately owned, professionally staffed luxury estate operated as a high-yield hospitality asset with protected family quarters, brand-driven suites, and escrow-controlled capital.
This is Pretty Boi Estates™ at the highest tier.