Anaheim, California · 129 Keys · Reg D 506(c) · Accredited Investors Only
Converting a dated La Quinta Inn & Suites to a Holiday Inn Express & Suites, operated by NewcrestImage Management LLC, one half mile from the Disneyland Resort gates and 0.4 miles from the Anaheim Convention Center.
Section 01 · Sponsor Briefing
Vinney Chopra walks through the asset, the conversion, and how the sponsorship underwrites it.
Section 02 · The Thesis
Walking distance to the Disneyland Resort gates and the Anaheim Convention Center, in a district that recorded 26.5M visitors and $6.8B of visitor spending in 2025. A $1.9B+ minimum expansion program funds roadway work on Clementine Street itself.
A tired La Quinta acquired at $162,791 per key and $233,941 all-in, re-flagged to Holiday Inn Express & Suites with $1.548M of IHG key money ($12,000/key) paid pari passu to investors. IHG holds just 611 of roughly 21,000 rooms in the market.
Moneil Investment Group and Honest Capital Group have closed four hotel transactions together and both principals are co-borrowers on the loan. Day-to-day operations run through NewcrestImage Management LLC, with 300+ hotel deals and $3B+ transacted.
Section 03 · The Demand Radius
Every major demand generator in the Anaheim Resort District sits inside a short radius of 1752 S. Clementine Street — and no comparable site is available to build.
1,024,397 attendees in 2025
1.8M SF on 53 acres — the largest convention center on the West Coast; 908,000 room nights in 2025.
17.3M annual attendance
Three gates within a mile. The wider Anaheim market drew 26.5M visitors and $6.8B of spending in 2025.
Second gate, same 490-acre campus
Downtown Disney District sits between the gates — free-entry dining, retail and live music.
$4B district under development
115 acres: venue, dining, office, 550 hotel rooms and 1,700 homes, phasing through 2028. Olympic indoor volleyball venue in 2028.
LA Angels · Platinum Triangle
Anchor of the Platinum Triangle submarket, adjacent to the OCVibe district.
11.0M passengers / yr
Closest of three airports serving the market; LAX (35 mi) and ONT (30 mi) bring the three-airport total to 95.5M annual passengers.
Sources: Visit Anaheim (2025 tourism release); TEA Global Experience Index; City of Anaheim. Distances are approximate from 1752 S. Clementine St. and are provided for geographic reference only.
Section 04 · The Asset
A five-story, 129-key hotel built in 1992, held on a triple-net ground lease with roughly 70 years remaining, acquired at a basis below replacement cost in the Anaheim Resort District.
Section 05 · The Business Plan
A sequence the co-sponsors have run across their hospitality portfolios, applied to a hotel that captures 77% of its fair RevPAR share today.
Close the leasehold at a $21.0M basis, $162,791 per key — below replacement cost in the Anaheim Resort District.
$18.1M senior loan at 60% loan-to-cost, 8.0% fixed with two years interest-only. Both sponsor principals are co-borrowers.
$5.418M full IHG property improvement plan — $42,000 per key across exterior and arrival, lobby, breakfast, all 129 guestrooms and five corridor floors.
$1.548M of IHG key money ($12,000/key) supports the conversion and is distributed to investors pari passu. Two-phase scheduling keeps the hotel open.
Close the RevPAR-index gap: the hotel captures a 77 index today, with an occupancy index of 81 and a rate index of 95 — the shortfall is share, not price.
IHG One Rewards (160M+ members) plus professional revenue management drive low-cost direct demand.
RevPAR path of $81 actual → $103 (Year 1, renovation) → $143 → $152 → $162 stabilized, underwritten to a 113 index against the post-renovation comp set.
NOI ramps from $1.41M in the renovation year to $3.18M in Year 3, a 35% stabilized margin on $9.0M of revenue.
Institutional sale underwritten at an 8.2% exit cap: $39.9M value at Year 3 against a $17.9M loan balance.
Value is created by repositioning NOI from $1.4M to $3.2M, not by assuming cap-rate compression.
| Metric | Yr 1 (Reno) | Yr 2 | Yr 3 | Yr 4 | Yr 5 |
|---|---|---|---|---|---|
| Occupancy | 63.5% | 76.0% | 77.5% | 77.5% | 77.5% |
| ADR | $161.61 | $188.55 | $196.51 | $202.41 | $208.48 |
| RevPAR | $102.65 | $143.32 | $152.34 | $156.91 | $161.61 |
| Total revenue | $6.11M | $8.30M | $9.01M | $9.23M | $9.45M |
| Net operating income | $1.41M | $2.73M | $3.18M | $3.25M | $3.27M |
| NOI margin | 23.0% | 32.9% | 35.3% | 35.3% | 34.6% |
Year 1 reflects renovation disruption during the PIP; Year 2 captures the first full re-flagged year. Source: sponsor investment model. Projections only, not guarantees.
Section 06 · Targeted Returns
Underwritten to a Year-3 institutional sale at an 8.2% exit cap, after fees and promote.
Class A / Class B, Year-3 exit
Net to the limited partner
Cumulative, net of class fees
Targeted Year-3 disposition
$250K – $499K
2% annual asset-management fee · 2% loan guaranty fee
$500K and above
2% annual asset-management fee · 2% loan guaranty fee
Targets are projections based on sponsor underwriting assumptions. They are not guarantees. Actual results may differ materially, and investors may lose some or all of their capital.
Released to verified accredited investors only
Section 07 · Tax Advantages
The $5.418M property improvement plan creates a large depreciable basis at closing. A cost segregation study reclassifies components of that spend into 5-, 7-, and 15-year assets, which accelerates how quickly they can be written off.
100% bonus depreciation is permanent under the OBBBA for property placed in service after January 19, 2025, so a large share of those reclassified components can be deducted in the first year rather than over decades.
Those paper losses pass through to limited partners on a K-1. A passive investor may be able to use them to offset qualifying passive income. Passive losses generally offset only passive income unless the investor qualifies for Real Estate Professional Status.
This is general information, not tax advice. Actual allocations depend on the final cost segregation study, the placed-in-service date, and your individual tax position. Consult your own CPA before investing.
$5.418M ($42,000/key) renovation creates a large depreciable basis at closing.
Reclassifies components into 5-, 7-, and 15-year assets for accelerated depreciation.
Permanent first-year write-off under the OBBBA for property placed in service after January 19, 2025.
Paper losses pass to limited partners via K-1, available to offset qualifying passive income.
Section 08 · Sponsorship
Both sponsor principals are co-borrowers on the senior loan and co-invest 20% of the equity alongside limited partners.
Founder & CEO, Moneil Investment Group · Co-Sponsor and Co-Borrower
Vinney Chopra is the founder and CEO of Moneil Investment Group and a 5x Amazon bestselling author. He has raised $250M+ across 36 full-cycle deals spanning multifamily, senior assisted living, and hospitality, and is a co-sponsor and co-borrower on this transaction. He leads investor relations, capital formation, and asset-level oversight alongside Honest Capital Group.
Honest Capital Group · Co-Sponsor and Co-Borrower
Umang Mistry of Honest Capital Group co-sponsors the transaction and is a co-borrower under the senior loan. Moneil and Honest Capital have closed four hotel transactions together, most recently the Columbus Downtown Marriott conversion, and jointly fund 20% of the equity alongside limited partners.
Chairman & CEO, NewcrestImage Management LLC · Third-Party Hotel Operator
NewcrestImage Management LLC performs day-to-day hotel operations, bringing a track record of 300+ hotel deals and $3B+ transacted. The operator leads the conversion ramp, revenue management, and the IHG brand-standard transition following the property improvement plan.
Section 09 · Investor FAQ
Under Regulation D, an accredited investor generally has annual income above $200,000 individually ($300,000 with a spouse) for the past two years with the same expectation this year, or a net worth above $1,000,000 excluding a primary residence. Certain professional licences and entity tests also qualify. Because this is a Rule 506(c) offering, self-certification is not sufficient: a qualified third party must verify your status before you can subscribe. Acceptable routes are income documentation (W-2s, 1099s, tax returns), net-worth documentation (statements plus a credit report), or a written confirmation letter from a licensed CPA, attorney, registered broker-dealer, or investment adviser.
Limited Partner Class A starts at $250,000 (range $250K–$499K) with a 70/30 LP/GP split of operating income. Limited Partner Class B starts at $500,000 with a 75/25 split. Both classes carry a 2% annual asset-management fee and a 2% loan guaranty fee. Final terms are governed by the Private Placement Memorandum and Operating Agreement.
Yes — self-directed IRAs, solo 401(k)s, trusts, and LLCs are commonly used by investors in offerings of this type, and the subscription documents accommodate entity investors. Your custodian will need to execute the subscription on behalf of the account and fund the wire directly. Note that leveraged real estate can generate unrelated business taxable income inside a retirement account; discuss the specifics with your CPA and your custodian before subscribing.
Distributions come from operating cash flow during the hold and from proceeds at sale. The underwriting shows a renovation-year ramp, a step-up in Year 2 when the $1.548M of IHG key money is received and distributed, and a Year-3 disposition. On an illustrative $250,000 Class A investment the model projects $17,630 in Year 1, $35,469 in Year 2, and $18,797 in Year 3 of cash flow, plus a $113,268 equity gain at sale. These are projections, not guarantees; distribution timing and frequency are set out in the PPM.
A 2% annual asset-management fee and a 2% loan guaranty fee, plus the sponsor's share of operating income and proceeds — 30% for Class A and 25% for Class B. Closing, due diligence, and sponsor fees total $2.083M within the $30.178M capitalization. All targeted returns quoted on this page are net to the limited partner, after fees and promote.
The interest is a leasehold, not fee ownership, with $541K of annual ground rent and CPI resets every four years inside a 10–25% collar. Returns depend on financing cost and the exit cap rate; a $5.418M two-phase PIP carries construction and cost-overrun risk; the brand ramp assumes the hotel moves from a 77 RevPAR index toward fair share; and hotel revenue is volatile and convention-calendar sensitive. Private real estate interests are illiquid with no public market, and you may lose some or all of your capital. The full risk factors are in the PPM.
The principals of both co-sponsors — Moneil Investment Group and Honest Capital Group — are co-borrowers under the $18.1M senior loan. Limited partners are passive and do not sign on the debt. The loan is 8.0% fixed with two years interest-only, so there is no floating-rate exposure and no refinancing is required inside the targeted exit window.
The base case is an institutional sale at an 8.2% cap rate at the end of Year 3: a $39.9M value less a $17.9M loan payoff and 1.5% exit costs leaves roughly $21.09M of net equity. A Year-5 hold is the alternative path at the same cap assumption. Proceeds are distributed under the waterfall in the Operating Agreement — capital returned first, then the operating split.
The $5.418M renovation creates a large depreciable basis at closing. A cost segregation study reclassifies components into 5-, 7-, and 15-year assets, and 100% bonus depreciation — permanent under the OBBBA for property placed in service after January 19, 2025 — accelerates the write-off. Paper losses pass through on your K-1 and may offset qualifying passive income. Passive losses generally offset only passive income unless you qualify for Real Estate Professional Status. This is general information, not tax advice; consult your own CPA.
Request the investment package using the form on this page. You will receive the overview materials immediately and be routed into third-party accreditation verification. The full Private Placement Memorandum, Operating Agreement, and Subscription Agreement are released only after that verification is complete, as Rule 506(c) requires.
Section 10 · How to Invest
Choose a time on his calendar. On the call you can ask questions about the asset, the conversion, and the capital stack, and learn what materials are available to accredited investors.
Once your accredited status is verified, the Private Placement Memorandum, Operating Agreement, and Subscription Agreement are released. Bring your questions to a direct call with Vinney and Umang.
Execute the subscription, choose Class A or Class B, and wire committed capital ahead of the targeted October 2026 closing. Raise-close, funding, and first-distribution dates are confirmed in the PPM.
A personal note
I have spent my career raising money from people who worked hard for it — physicians, business owners, families building something for their children. I do not take that lightly. Every deal we sponsor, my partners and I put our own capital in beside yours and sign on the loan, because I believe a sponsor should feel exactly what an investor feels. On this hotel we bought measurable underperformance in a location that cannot be replicated, and our job now is simple stewardship: execute the conversion, run it well, and return your capital with the profit we underwrote.
God bless you. Smile and Succeed.
Vinney Chopra · Founder & CEO, Moneil Investment Group
Available to verified accredited investors only · Reg D Rule 506(c)