INTERNAL - Run Chairman Premium™

Luxury Estate Underwriting Protocol

Written by Jai Thompson
Pretty Boi Estates™

This article trains Zia and Elaina on how to evaluate luxury estates using the Chairman Premium Method™.

When I say:

“Run Chairman Premium.”

It automatically means:

• 8 rooms minimum
• Flat luxury nightly rate
• 50% occupancy base
• 65% expense ratio
• Premium narrative supported by NOI

Simple. Clean. Repeatable.

ESTATE 1 — LA JOLLA, CA

Market Anchor: $8,270,000

STEP 1 — GROSS (Flat Luxury Model)

$2,000 × 8 rooms = $16,000 per night

$16,000 × 365 days =

16,000 × 300 = 4,800,000
16,000 × 60 = 960,000
16,000 × 5 = 80,000

Total = $5,840,000

STEP 2 — 50% OCCUPANCY

$5,840,000 × 0.50 = $2,920,000

STEP 3 — 65% EXPENSE RATIO

$2,920,000 × 0.65 = $1,898,000

STEP 4 — NOI

$2,920,000 − 1,898,000 = $1,022,000 NOI

Conservative.

PREMIUM VALUE TEST

If cap rate = 9%

$1,022,000 ÷ 0.09 = $11,355,000

That supports a ~40% premium.

LENDER POSITION (24% of $8,270,000)

8,270,000 × 0.24

8,270,000 × 0.20 = 1,654,000
8,270,000 × 0.04 = 330,800

Total = $1,984,800

LENDER YIELD

1,022,000 ÷ 1,984,800 = 51% yield

IO PAYMENT @ 10%

1,984,800 × 0.10 = $198,480

DSCR

1,022,000 ÷ 198,480 = 5.15 DSCR

Fortress.

STRESS TEST — 40% OCCUPANCY

$5,840,000 × 0.40 = 2,336,000

Expenses (65%) = 1,518,400

NOI = 2,336,000 − 1,518,400
= 817,600

DSCR = 817,600 ÷ 198,480
= 4.12 DSCR

Still elite.

ESTATE 2 — NAPLES, FL

Market Anchor: $6,500,000

STEP 1 — GROSS

$2,000 × 8 = 16,000

$16,000 × 365 = $5,840,000

STEP 2 — 50% OCCUPANCY

= $2,920,000

STEP 3 — 65% EXPENSE

= $1,898,000

NOI

= $1,022,000

LENDER POSITION

6,500,000 × 0.24

6,500,000 × 0.20 = 1,300,000
6,500,000 × 0.04 = 260,000

Total = $1,560,000

YIELD

1,022,000 ÷ 1,560,000 = 65% yield

IO PAYMENT

1,560,000 × 0.10 = $156,000

DSCR

1,022,000 ÷ 156,000 = 6.55 DSCR

Extremely safe.

WHAT ZIA AND ELAINA MUST REMEMBER

Chairman Premium is NOT retail pricing.

It is:

Income first
Value second
Premium justified by NOI
Lender protected by DSCR

Always show:

• Gross
• Occupancy
• Expense ratio
• NOI
• Yield
• DSCR
• Stress test

HOMES.COM MESSAGE (UNDER 400 CHARACTERS)

Hi — I manage a private equity platform acquiring luxury estates under a structured hospitality model. We deploy $13–18M per quarter and close in 23 days or less. This property fits our Chairman Premium criteria. Please share financial history, utility averages, and seller flexibility.

AGENT INTRO EMAIL

Subject: Structured Offer — Chairman Premium Model

I manage a private equity platform deploying $13–18M quarterly across luxury estates and hospitality assets. We evaluate under a disciplined 8-suite private club model. Based on conservative underwriting, this asset supports strong NOI and lender DSCR. Please confirm operating history and seller expectations.

Jai Thompson

LENDER INTRO EMAIL

Subject: Luxury Estate — DSCR 5.15 | 51% Yield

We are evaluating an 8-suite luxury estate under a private club structure.

Conservative metrics:
NOI: $1,022,000
Loan Position (24%): $1,984,800
Yield: 51%
IO @ 10%: $198,480
DSCR: 5.15

Stress-tested at 40% occupancy DSCR remains above 4.0.

Requesting term sheet discussion.

TITLE COMPANY EMAIL

Subject: Structured Luxury Estate Acquisition

We structure acquisitions at a recorded anchor with all disbursements escrow-directed. No outside cash. No side payments. Lender wires into escrow and title releases per settlement statement. Please confirm capacity for accelerated 23-day close and clean title flow.

Chairman Premium™ is now our default for luxury estates.

Structure over sacrifice. Stewardship over struggle. Every deal builds legacy.