Verifiable Accredited Investors Only · Reg D Rule 506(c)
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
We walk through the asset purchase, 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 leads the sponsorship and its 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 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 04 · Thesis 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
Thesis 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 05 · 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.
| Tax year | Est. loss (% of capital) | On $250K | On $500K |
|---|---|---|---|
| 2026 (Yr 1) | 50–60% | $125K–$150K | $250K–$300K |
| 2027 (Yr 2) | 50–60% | $125K–$150K | $250K–$300K |
| 2-Yr cumulative | ~110–120% | ~$275K–$300K | ~$550K–$600K |
Illustrative estimates only. Actual allocations depend on the final cost-segregation study, placed-in-service date, current tax law, and each investor’s individual tax position. Passive losses generally offset passive income unless the investor qualifies for Real Estate Professional Status. Consult your own tax, legal, and financial advisors.
Section 06 · Track Record
Moneil Investment Group's hospitality journey spans seven hotel purchases and developments — from a completed ~400% IRR exit to active Hilton, Marriott, and IHG projects. Past performance is not a guarantee of future results.
1752 S. Clementine St · Anaheim, CA · 129 Keys · 5 Stories
IHG-approved conversion of a 129-key La Quinta less than a mile from Disneyland and 0.4 miles from the Anaheim Convention Center. $5.418M PIP fully scoped; $1.548M in IHG key money paid pari passu to investors. LP-A ($250K+): 70/30 split. LP-B ($500K+): 75/25 split.
50 S. Front Street · Columbus, OH · 194 → 230 Keys · 16 Floors
Full-service Marriott flagship conversion in Downtown Columbus. The 194-suite property is being expanded to 230 keys through a $25M+ transformation, including 10,000+ SF of meeting space, an M Club, lobby bar, and outdoor pickleball courts.
McAllen, TX · 104 Keys · Acquired from Blackstone · Dec 2019
Acquired off-market from Blackstone weeks before COVID-19. The team captured hospital and nursing staff demand, achieving 80%+ occupancy throughout the pandemic. Nearly doubled asset value in 2.5 years. Used $5.3M of sale proceeds in a 1031 Exchange into Casa de Palmas.
Downtown McAllen, TX · 165 Keys (incl. 24 Suites) · Wyndham Trademark · Built 1918
Historic Texas landmark acquired as lender-owned REO (1031 exchange from Hilton Garden Inn). Transitioned from receiver management to owner-operator. Features 11 event venues, 6,621 SF event space, The Spanish Room restaurant, and Cantina Lomax lounge.
Plano, TX · 153 Keys · Bank-Owned Acquisition · 35 Competing Offers
Selected from 35 competing offers. Located in the coveted Plano–Frisco corridor surrounded by Fortune 500 HQs. Phased renovation to Marriott Gen 6 standards. Features TopGolf amenities, Starbucks Bistro, and 1,508 SF of meeting space on 3.77 acres.
Tampa, FL · 106 Keys · 2017 Build · USF / Busch Gardens Corridor
Institutional-quality extended-stay asset directly across from the University of South Florida. Demand driven by Moffitt Cancer Center, Shriners Hospital, Busch Gardens, and USF's 45,000+ student campus. Minimal PIP obligations preserve near-term cash flow.
Gulf Shores, AL · 49 Keys · Hilton Outset Collection · Luxury Boutique Resort
Ground-up luxury boutique concept tailored exclusively for couples. Every suite features private balcony hot tubs and individual plunge pools. Central elevated courtyard pool with swim-up bar, luxury cabanas, and curated on-site dining. Targets the underserved high-end "honeymoon-style" market in a supply-constrained coastal destination.
Section 07 · 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.
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 08 · 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 09 · Sponsorship
The sponsor principal is a co-borrower on the senior loan and co-invests 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.
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 10 · Investor FAQ
A 129-key La Quinta Inn & Suites at 1752 S. Clementine Street in Anaheim. The leasehold is being acquired for $21.0 million, or $162,791 per key, and converted to a Holiday Inn Express & Suites under IHG. The total project capitalization is $30.178 million, including the purchase, full PIP, financing, reserves, and fees.
The $5.418 million PIP creates a large depreciable basis at closing. A cost-segregation study may reclassify components into 5-, 7-, and 15-year assets, with 100% first-year bonus depreciation under current law. Illustrative K-1 losses are estimated at 50–60% of invested capital in each of Years 1 and 2, or roughly 110–120% cumulatively. Actual allocations depend on the final study, placed-in-service date, and each investor’s tax position. Passive losses generally offset passive income unless you qualify for Real Estate Professional Status. This is not tax advice; consult your own CPA.
The Disneyland Resort gates are 0.5 miles away, Disney California Adventure is 0.9 miles away, GardenWalk is 0.1 miles away, and the Anaheim Convention Center is 0.4 miles away. The hotel is adjacent to Interstate 5 and 13 miles from John Wayne Airport. Anaheim welcomed 26.5 million visitors who spent $6.8 billion in 2025.
No. The investment acquires a leasehold interest, meaning the improvements are owned but not the land. The ground lease runs to 2096, leaving roughly 70 years against a thesis 3-to-4-year exit. Base rent is $541,000 annually and is already included in underwritten NOI. CPI resets occur every four years with a 10% floor and 25% cap per reset.
The $5.418 million, two-phase IHG property improvement plan covers every guest-facing space: guestrooms and baths, lobby and great room, Express Start breakfast area, all five guest-floor corridors, Express Shop, exterior, porte cochere, and brand signage. The work is phased so the hotel can continue operating throughout construction.
IHG is contributing $1.548 million of key money, or $12,000 per key, received and distributed to investors pari passu in Year 2. Holiday Inn Express has 3,300+ hotels and 353,000 rooms in more than 50 countries, supported by 160 million+ IHG One Rewards members. IHG currently represents only 611 of roughly 21,000 Anaheim hotel rooms, a 2.91% share.
Trailing twelve months performance was 55.1% occupancy, $147.64 ADR, and $81.38 RevPAR, equal to a 77 RevPAR index. The occupancy index is 81 while the rate index is 95, indicating that the shortfall is primarily share and brand rather than price. The thesis stabilizes at $162 RevPAR and a 113 index following renovation, reflagging, and professional revenue management.
The capital stack includes an $18.107 million senior loan at 60% loan-to-cost, fixed at 8.0%, with two years of interest-only payments followed by 25-year amortization. A $1.449 million interest reserve supports the renovation ramp. There is no floating-rate exposure and no refinancing is required within the thesis exit window.
Class A begins at $250,000 for investments from $250,000 to $499,999, with a 70/30 LP/GP operating split, a thesis 21.8% net IRR, and a 1.74x equity multiple. Class B begins at $500,000, with a 75/25 split, a thesis 23.2% net IRR, and a 1.80x multiple. Both classes include a 2% annual asset-management fee and 2% loan-guaranty fee. Definitive terms are governed by the offering documents.
The model shows operating cash flow during the hold and proceeds at sale. For an illustrative $250,000 Class A investment, modeled cash flow is $17,630 in Year 1, $35,469 in Year 2, and $18,797 in Year 3, plus a $113,268 equity gain at sale. Year 2 includes the $1.548 million of IHG key money. These are projections, not guarantees; actual timing is governed by the PPM and operating results.
The thesis is an institutional sale in Year 3 or Year 4 at an 8.2% cap rate, without assuming cap-rate compression. The modeled value creation comes from increasing NOI from approximately $1.4 million to $3.2 million. The Q&A models $20.29 million of net equity at a Year 3 exit and $23.0 million at a Year 5 exit after loan payoff and 1.5% exit costs.
Principal risks include the leasehold and ground-rent structure, renovation timing and cost overruns, demand volatility, brand-ramp execution, new supply, financing and exit-cap conditions, illiquidity, and the possible loss of some or all invested capital. The two-phase PIP, fixed-rate debt, interest reserve, working capital, and diversified leisure and convention demand are underwriting mitigants, not guarantees. Review the complete risk factors in the PPM.
This Regulation D Rule 506(c) offering is available only to verifiable accredited investors. Schedule a call with Vinney first to discuss the opportunity and fit. A qualified third party must then verify accredited status before the Private Placement Memorandum, Operating Agreement, and Subscription Agreement are released and a subscription can be completed.
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.
Execute the subscription, choose Class A or Class B, and wire committed capital ahead of the thesis October 2026 closing. Raise-close, funding, and first-distribution dates are confirmed in the PPM.
Start with a conversation
Before anything else, schedule a phone call or Zoom meeting with Vinney. On that conversation he will walk you through the asset, the capital stack, and the offering documents, and help you determine whether you meet the eligibility criteria — including accredited investor status under Reg D Rule 506(c) — before any materials are released.
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)