A BOUTIQUE REDEVELOPMENT OPPORTUNITY IN THE HEART OF VAIL VILLAGE
Deal Overview
Total Raise
$11.51M
Minimum Investment
$250K
Hold Period
1-1.5 Years
LP IRR
31.5%
Return on Equity
1.4x
Project Details
- Address: 100 E. Meadow Dr. Unit 30, Vail, CO
- Asset Type: Luxury Penthouse Redevelopment
- Size: 4,349 SF (5 Bedroom / 4.5 Bath)
- Strategy: High-end Remodel & Repositioning
- Total Project Cost: ~$12.79 Million
- Projected Hold Period: 12–15 Months
Investment Metrics (Base Case)
- Target IRR: ~31.5%
- Target Equity Multiple: 1.38x
- Minimum Investment: $250,000
- Capital Structure: All-Cash / No Leverage (Risk Mitigated)
- Tax Efficiency: 1031 Exchange compatible and potential for 2026 bonus depreciation
Investment Highlights
- Proven Market: Vail Village has delivered 7.7% average annual appreciation over the past decade, with inventory levels still 15–20% below pre-pandemic supply.
- Premium Location: A true "walk-to-everything" penthouse condo with mountain and village views — the most sought-after product type in the market.
- Value Creation: Strategic acquisition at ~$2,500/ft², with luxury remodel repositioning to achieve ~$4,500-4,700/ft² resale comps.
- Strong Return Profile: Projected ~31.5% IRR and 1.38x equity multiple with a short 12–15 month hold period.
- Limited Supply, High Demand: Ultra-luxury, ski-in/ski-out properties in Vail command record premiums and sell rapidly (average 32 days on market).
- Tax Efficiency: Potential for bonus depreciation in 2026 and optional 1031 exchange exit to defer capital gains.
- Risk Mitigation: Modeled as an all-cash acquisition to eliminate financing and interest rate risk.
Meet the Team
VTP CAPITAL PARTNERS
VTP Capital Partners is a boutique private development firm specializing in hospitality/hotels and high-end luxury home development and repositioning. The firm focuses on design-led projects and disciplined exits to maximize investor performance.
Tim Nystrom
President and CEO
Tim Nystrom is President and CEO of VTP Capital Partners. He has a role in securing both equity and debt relationships for the company’s acquisition and development investments and continues to emphasize optimal performance for VTP’s investors.
Tim is a graduate of Baylor University’s esteemed Hankamer Business School. Mr. Nystrom has sold or brokered over $2 Billion in real estate transactions over the course of his real estate career. He brings 20+ years of experience in luxury brokerage, rehab, and construction.
Project Financial Details
Deal Metrics (Base Case)
| Projected IRR | ~31.5% |
| Equity Multiple | 1.38x |
| Hold Period | 12–15 Months |
| Exit Scenario | ~$20M Resale |
| Capital Stack | All-Equity |
Sources of Funds
| Source | Amount | % |
|---|---|---|
| Investor Cash | $11,511,000 | 90% |
| VTP Cash (GP) | $1,279,000 | 10% |
| Total Sources | $12,790,000 | 100% |
Uses of Funds
| Item | Amount | % |
|---|---|---|
| Property Acquisition | $10,750,000 | 84.1% |
| Remodel Costs | $1,650,000 | 12.9% |
| Contingency (10%) | $165,000 | 1.3% |
| Operational Carry Costs | $150,000 | 1.2% |
| Pre-Development Soft Costs | $50,000 | 0.4% |
| Due Diligence & Legal Costs | $25,000 | 0.2% |
| Total Uses | $12,790,000 | 100% |
*Note: The fund is also evaluating an alternate strategy adding $3M in senior debt, which would project a ~36.6% IRR and 1.40x Equity Multiple.
Property Information
| Address: | 100 E. Meadow Dr. Unit 30, Vail, CO |
| Size: | 4,349 sq ft |
| Layout: | 5 Bedrooms | 4.5 Bathrooms |
| Year Built/Renovated: | 1979 / 2010 (Full Remodel Planned 2026) |
| Parking: | 2 deeded spaces in garage |
| Amenities: | Access to pool, hot tubs, and fitness center at The Sebastian |
| Key Features: | Southern exposure with sweeping mountain views, vaulted ceilings, private upper level primary suite. |
Investment Timeline
The projected investment period is approximately 12–15 months.
- January 2026: Acquisition closing (~$12.79M total project cost).
- Winter/Spring 2026: Operate as seasonal rental (generating ~$160K–200K income) while finalizing design and permitting.
- April – October 2026: Remodel Phase. Comprehensive 6-month high-end interior modernization and rebranding.
- November 2026: Market Launch. List for sale targeting the peak winter buying season.
- March 2027: Projected Exit. Estimated resale value ~$20M–21M.
Why Vail Village?
Vail Village offers scarcity, stability, and sustained appreciation—a blue-chip luxury real estate market with consistent performance across cycles.
Key Value Drivers
- Extreme Supply Constraints: With virtually no new development possible in the Village core, premium-oriented units represent scarce inventory.
- Price Resilience: The market has seen 7.7% average annual appreciation over the past decade.
- Location Premium: Properties with direct, unobstructed mountain views routinely sell at a $1,000–$1,200+ per sq ft premium compared with similar units facing the highway.
- Renovation Multiplier: Fully remodeled units with modern luxury finishes outperform legacy-condition units, achieving higher PSF and faster absorption.
Exit Strategy
The strategy is to sell the fully remodeled penthouse positioned as a premier luxury residence in the heart of Vail Village.
- Target Disposition: Q1 2027 following completion and marketing.
- Estimated Resale Value: ~$20M based on current luxury comps (~$4,598/ft²).
- Risk Mitigation:
- All-cash acquisition eliminates interest rate risk.
- Short investment horizon (≈15 months) reduces exposure to market volatility.
- Seasonal rental income offsets carry costs during the renovation planning phase.
Invest in A BOUTIQUE REDEVELOPMENT OPPORTUNITY IN THE HEART OF VAIL VILLAGE
Total raise
$11.51M
Min Investment
$250K
Hold time
1-1.5 Years
LP IRR
31.5%
Return on equity
1.4x
↓ More details available to qualified investors ↓
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