$2.7M EBITDA Boutique Hotel Acquisition with 2 Restaurants in Central NY

Hi All, We’re working on an acquisition in located central, NY. Sponsor Team: CEO (Tatham): 15 yrs small business ops/design + accounting/analytics background + e-commerce COO: 20+ yrs in hospitality leadership (NYC attractions, museum VIP programs) Executive Chef: 30+ yrs fine dining + openings (Hilton, Le Meridien, Disney Paris) Sponsor Team is PG'ing the loan. Asset: 16-key independent boutique hotel located on main street. On-site F&B: English Pub w/ full bar, Steakhouse w/ full bar, totaling 157 seats; Donut Shop (walk-up style) Renovation scope: light cosmetic & operational (8–10 weeks) Saas: Our software will be a proprietary, scalable, and license-ready system where we own the intellectual property and operational playbook. By owning the code, customizations, and deployment, we ensure data ownership, enable broader monetization, and position it as a defensible SaaS model with new revenue opportunities. Capital Structure: SBA loan at ~85% LTC (management team provides PG, investors do not) Sponsor contribution: $280K Equity gap: $455K (open to JV or multiple LPs) Grants/LP commitments already secured: $745K Collateral: ~$3M pre-reno valuation Waterfall / Investor Economics: Preferred Equity with quarterly distributions 80/20 (Investor/Management) until full return of capital Then 75/25, later 70/30 split as years progress Optional Year 3 buyout at FMV Market & Risks: Location: (1M annual visitors – internationally recognized museum, lake, breweries) The Hotel and Restaurants are 500 feet from the Museum entrance, which is the closest walkable hotel; 2 walkable blocks to the lake public access. All hotels in town are independent. Comps: 75% occupancy, ADR ~$450 Risk: winter seasonality → mitigated by multiple F&B outlets + nearby hospital (3 blocks away) + group retreat/corporate event sales (COO is bringing contacts for corporate sales + connect with hospital for traveling nurse/doc programs) Happy to share more info, docs, etc, for better understanding, feel free to message or email redacted Thank you, Tatham Havens-Morris QC Hospitality