Investment Opportunity
@One Resetreats — Resetreat Holdings LLC
Shane Giordano, Founder · me@getmeshane.com · 2025–2026
Information on this page is preliminary and for discussion purposes only. It does not constitute an offer to sell securities or a solicitation to purchase securities. Any investment opportunity will be made only through appropriate legal documentation and qualification procedures.
A sanctuary for at-oneness.
@One is a sanctuary for at-oneness — a place where the ego quiets, nature becomes medicine, and guests are guided back into harmony with themselves, each other, and the larger whole.
Created for those recovering, transitioning, transforming, or simply seeking their way back, @One offers restorative stays rooted in presence, breath, movement, nourishment, silence, heat, cold, and connection.
Its mission is to help people remember what wholeness feels like — and begin again from there.
Executive Summary
@One Resetreats is a premium wellness sanctuary brand building private short-term rental properties designed for genuine recovery — physical, emotional, relational.
Founded by Shane Giordano, who survived cardiac arrest in November 2021 and spent four years in recovery searching for a place that did not exist, @One is built from lived experience rather than market research.
The company pursues a two-phase strategy: a smaller MVP property to prove the model, followed by a Signature Catskills property that represents the full @One vision. Construction is prefabricated throughout — delivering cost control, speed, and design consistency across all locations.
The Founder
Shane Giordano is a New Jersey-based real estate investor and entrepreneur. In November 2021, his heart, liver, and kidneys failed simultaneously. He went into cardiac arrest, was placed in a medically induced coma, and survived.
What followed was four years of fragmented, painful recovery — the kind of recovery that the healthcare system is not designed to support. The body was kept alive. The self had to find its own way back.
During that recovery, Giordano remembered @One — an idea he had been developing before the coma. The experience of surviving, losing himself, and rebuilding gave him something no market research provides: he is the exact guest @One is designed to serve. He lived the journey. He knows what is missing. He builds the answer.
The Problem
People who have been through a crisis — medical, emotional, relational — have nowhere to go that is truly designed for their recovery.
Clinical environments treat the body. Hotels provide escape. Spas offer temporary relief. But nothing exists at the intersection of luxury, privacy, nature, and intentional healing.
The post-crisis individual does not want a resort. They do not want group programming. They do not want managed activities and curated wellness itineraries. They want privacy. They want nature. They want a space that does not ask anything of them except that they show up.
That space does not exist at scale. @One builds it.
The Solution
@One Resetreats creates privately owned wellness sanctuaries — built in natural environments, designed with intention, operated as premium short-term rental properties.
Nature
All @One properties are in natural settings — Catskills, Hudson Valley, or equivalent. Nature is not backdrop. It is infrastructure.
Privacy
No shared amenities. No strangers. Full-property, private stays. The guest defines their own rhythm completely.
Intention
Every element of the property — thermal, nutritional, architectural, acoustic — is designed to support recovery.
Why Now
@One is launching into the strongest demand window the wellness hospitality category has ever seen — and into a short-term rental market that has matured beyond simple vacation lodging into a premium, experience-driven asset class.
Post-Pandemic Recovery Demand
Burnout, sleep, nervous-system regulation, and real rest are now in active consumer demand. People are budgeting for the recovery itself — not just the vacation around it.
Wellness Tourism Growth
Wellness travel is among the fastest-growing segments in hospitality. Guests are choosing meaningful, restorative experiences over standard luxury.
STR Market Maturation
Premium, niche, experience-driven STRs command significantly higher nightly rates, higher occupancy, and stronger repeat bookings than commodity vacation rentals.
Founder–Market Fit
The category is led by founders with real lived experience of recovery. @One is built by someone who survived the exact crisis the guest profile represents.
Competitive Landscape
Premium Catskills and Hudson Valley STRs increasingly offer wellness amenities — sauna, cold plunge, hot tub, private acreage, fire pits, luxury design. Boutique wellness hospitality is expanding rapidly. The category is moving toward immersive, private, personalized, restorative experiences. @One is positioned within that movement, not against it.
The ingredients exist. The integrated category does not.
The market already understands sauna, cold plunge, hot tub, chef, fire, forest, and design. What is missing is an integrated, founder-led, emotionally precise sanctuary model that combines premium STR economics with a true recovery-centered guest journey. @One is not competing to be another beautiful cabin. It is building the premium wellness sanctuary STR category.
| Category | Serves | Gap @One Closes |
|---|---|---|
| Luxury Hotels | Leisure travelers | Privacy, nature immersion, recovery-centered design |
| Spas & Day Spas | Day visitors | Immersive multi-day stay, full-property privacy |
| Boutique Wellness Retreats | Programmed group guests | Unstructured private space, no forced programming |
| Premium Catskills STRs | Vacationers seeking design + amenities | Integrated recovery journey, founder-led brand, MVP-to-Signature category strategy |
| @One Resetreats | Guests seeking a true reset | Founder-led wellness sanctuary STR — full integration of amenities, design, journey, and brand |
Differentiation
@One differentiates not on amenities alone — which are increasingly available across premium STRs — but on the integration of every element into a unified, founder-led recovery experience.
Founder-Led Authority
The brand is built from lived experience of recovery, not a deck. Trust is established before the guest arrives.
Full-Property Privacy
No shared amenities. No strangers. Guests rent the whole property — the rhythm is theirs.
Integrated Guest Journey
Six designed stages — arrival, settling in, wellness circuit, movement, nourishment, evening — not a list of amenities, but an arc.
Digital Detox by Design
Minimal screens, no Wi-Fi-by-default option, intentionally quiet environment. The disconnection is the product.
MVP-to-Signature Strategy
Proof before scale. The MVP property establishes the operating model and brand evidence before larger capital is deployed.
Premium STR Economics
Operates with the unit economics of a top-tier short-term rental, not the cost structure of a retreat center or boutique hotel.
MVP Strategy
@One does not pursue the Signature Property first. The MVP — a smaller, purpose-built property — is the first move. The MVP proves the model: the guest experience, the operations, the financial performance, and the brand before committing to the larger capital requirement of the Signature Property.
The MVP is not a compromise. It delivers the full @One experience at a smaller scale. When it performs, the Signature Property becomes a data-backed investment rather than a speculative one.
Revenue Model
The @One revenue model is built around a clearly defined premium guest profile, a defensible nightly rate, and operationally disciplined occupancy targets. The figures below reflect the stabilized base case for the MVP.
| Revenue Model Item | Estimated Figure |
|---|---|
| Average Nightly Rate — MVP | $750 |
| Minimum Nightly Stay | 2-night minimum · 3-night peak |
| Target Occupancy — Year 1 | 52% |
| Target Occupancy — Year 2+ | 62% stabilized |
| Annual Gross Revenue — MVP (Year 1) | $142,350 |
| Annual Gross Revenue — MVP (Year 2+) | $169,725 |
| Annual Operating Expenses — MVP | $81,900 |
| Net Operating Income — MVP | $87,825 stabilized |
| Debt Service — MVP (50% financed) | $25,095 / yr · $2,091 / mo |
| Net Cash Flow — Year 1 | $35,355 |
| Net Cash Flow — Year 2 | $62,730 |
MVP Revenue Scenarios
The MVP is modeled as a single premium, purpose-built wellness STR within 90–150 minutes of NYC, with private sauna, cold plunge, hot tub, fire pit, nature paths, and professional hospitality operations.
| Line Item | Conservative | Base Case | Strong Case |
|---|---|---|---|
| Average Nightly Rate | $650 | $750 | $1,100 |
| Target Occupancy — Year 1 | 42% | 52% | 60% |
| Target Occupancy — Year 2+ | 52% | 62% | 70% |
| Annual Gross Revenue — Year 1 | $99,645 | $142,350 | $240,900 |
| Annual Gross Revenue — Year 2+ | $123,370 | $169,725 | $281,050 |
$750 ADR × 365 nights × 62% occupancy = $169,725 annual gross revenue
The base case is realistic only when each of the following is true:
- ◈Location is within strong reach of the NYC / Northern NJ market
- ◈The guest experience is genuinely differentiated from comparable STRs
- ◈Photography and content are premium-grade
- ◈Operations are professional and reliable
- ◈Wellness amenities are well-maintained and consistently available
- ◈The property is legally permitted for the intended STR use
Scenario Sensitivity
How the model performs under a range of ADR and occupancy assumptions. The Base Case is the planning assumption; the Downside Case is the stress floor we underwrite to survive.
| Scenario | ADR | Occupancy | Annual Gross Revenue | NOI (est.) | Notes |
|---|---|---|---|---|---|
| Downside | $650 | 42% | $99,645 | $17,745 | Stress floor — must survive without principal loss |
| Conservative | $750 | 52% | $142,350 | $60,450 | Slower ramp / softer demand |
| Base Case | $750 | 62% | $169,725 | $87,825 | Planning assumption — disciplined operations |
| Strong | $1,100 | 70% | $281,050 | $199,150 | Upside case — strong photography + reviews |
- ADR
- $650
- Occupancy
- 42%
- Gross Revenue
- $99,645
- NOI (est.)
- $17,745
Stress floor — must survive without principal loss
- ADR
- $750
- Occupancy
- 52%
- Gross Revenue
- $142,350
- NOI (est.)
- $60,450
Slower ramp / softer demand
- ADR
- $750
- Occupancy
- 62%
- Gross Revenue
- $169,725
- NOI (est.)
- $87,825
Planning assumption — disciplined operations
- ADR
- $1,100
- Occupancy
- 70%
- Gross Revenue
- $281,050
- NOI (est.)
- $199,150
Upside case — strong photography + reviews
Conservative and Strong NOI figures are directional estimates assuming the same operating expense base ($81,900) as the Base Case. Final scenarios will be re-underwritten once site selection and bid pricing are confirmed.
MVP Operating Expenses
@One is intentionally underwritten with a conservative operating expense load. The property carries premium amenities, higher hospitality standards, and more operational complexity than a typical cabin rental.
| Expense Category | Annual Cost |
|---|---|
| STR management / guest operations | $12,000 |
| Cleaning turnover subsidy / QC | $12,000 |
| Maintenance & repairs reserve | $5,000 |
| Utilities | $10,000 |
| Insurance | $8,500 |
| Property taxes | $9,000 |
| Landscaping / snow / exterior care | $6,000 |
| Supplies, linens, amenities | $9,500 |
| Platform fees / booking software | $7,500 |
| Accounting, bookkeeping, admin | $2,400 |
| Total Operating Expenses | $81,900 |
MVP Capital Stack & Debt Service
| Land acquisition (10+ acres) | $115,000 |
| Site work, driveway, septic, well, electric | $85,000 |
| Modular/prefab unit installed (1–2 bed) | $200,000 |
| Wellness amenities (sauna, plunge, hot tub) | $55,000 |
| Outdoor experience / landscaping | $30,000 |
| Furniture, fixtures & equipment | $35,000 |
| Soft costs, permits, design, contingency | $30,000 |
| Total MVP Cost | $550,000 |
| Total MVP cost | $550,000 |
| Founder cash equity (50%) | $275,000 |
| Debt (50%) | $275,000 |
| Interest rate — planning assumption | 6.75% |
| Amortization | 20 years |
| Estimated annual debt service | $25,095 |
| Estimated monthly payment | $2,091 |
Prime rate is a planning assumption. Final debt service updated at financing close.
Both Year 1 and Year 2 produce positive cash flow under Base Case operating discipline. Year 1 covers debt service, generates working capital, and supports the soft-launch costs the MVP requires — photography, content, reservation system, and review base. Year 2 reaches stabilized performance and validates the model for the Signature Property capital event.
Year 3 Exit — The MVP Payoff
The MVP is underwritten as a 36-month proof-of-concept asset. By the end of Year 3, the property has three full years of operating data, an established ADR, a direct-booking pipeline, premium photography and content, and a transferable brand asset. The MVP is then positioned for sale or strategic refinancing — turning a hybrid asset (real estate + furnished STR + proven hospitality business) into a liquidity event for investors and a foundation for the Signature Property.
@One is not valued as a passive single-family home. It is valued as a hybrid asset: real estate, furnished short-term rental, proven hospitality business, wellness brand, transferable revenue history, systems and reviews, photography and furnishings, and a documented operating playbook. Two valuation methods are applied and reconciled.
| Scenario | Method | Exit Value | Less Debt (~$253K) | Less Costs (6%) | Net Proceeds |
|---|---|---|---|---|---|
| Conservative | RE + 1.0× revenue premium | $930,000 | –$253,000 | –$56,000 | $621,000 |
| Base Case | Avg of Income-Based + (RE + STR) | $1,116,000 | –$253,000 | –$67,000 | $796,000 |
| Upside | Income-Based (full transferability) | $1,252,000 | –$253,000 | –$75,000 | $924,000 |
For investor underwriting, the Conservative number is the safest anchor. It assumes the property sells at its appreciated real estate value plus a 1.0× revenue premium — meaning the brand premium is treated as a bonus, not a baseline. Base and Upside cases depend on STR permits, transferable revenue history, intact reviews and systems, and a buyer that values the hospitality business in addition to the real estate.
Under a preferred equity structure with 8% annual preferred return, at Base Case Year 3 exit:
With Base Case net proceeds of $796,000 and total committed capital of $515K ($275K founder + $240K outside investor), there is meaningful profit beyond the preferred return. Profit participation per the final structure can lift outside investor proceeds materially. At Upside Case, net proceeds reach $924K — full investor capital + pref + significant profit-share. At Conservative Case, capital is returned with reduced coupon.
- ·Year 1: validate the experience, generate content, build the review base
- ·Year 2: stabilize operations, prove Base Case ADR and occupancy
- ·Year 3: grow revenue at 8%, compress OpEx to ~40% with operating scale, generate strongest data
- ·End of Year 3: three full years of transferable revenue history and the brand value of a proven concept
- ·Founder + outside investor capital freed to pursue the Signature Property with real performance data
If market conditions do not support a full sale at end of Year 3, the MVP refinances against its now-validated cash flow and appreciated property value. Outside investor capital is returned through refinance proceeds. The property continues operating at high margin while the Signature Property is pursued — and the investor relationship can convert into participation in the Signature Property opportunity.
Signature Property Revenue Model
The Signature Property is modeled as a premium destination wellness STR / micro-retreat with multiple rentable units, full private wellness amenities, a chef and kitchen program, dedicated movement and nature spaces, and optional premium add-ons.
| Rentable guest units | 5–8 units |
| Effective nightly inventory | 5.5 unit equivalents |
| Per-unit ADR range | $599–$799 |
| Base-case per-unit ADR | $699 |
| Stabilized occupancy range | 58%–65% |
| Base-case stabilized occupancy | 62% |
| Lodging revenue | $870,010 |
| Wellness / chef / add-ons | $180,000–$350,000 |
| Total Annual Gross Revenue | $1,050,000–$1,220,000 |
| Operating expenses (at 48.3%) | –$548,200 |
| Estimated NOI | $586,800 |
5.5 unit equivalents × $699 ADR × 365 nights × 62% occupancy = $870,010
A 50%–52% NOI margin is a realistic stabilized target for the Signature Property — matching the disciplined operating profile already underwritten at the MVP. The MVP gives the team the operational pattern to hit the Signature stabilization curve faster.
Use of Funds
The MVP capital plan is built around discipline at every line: a credible construction range, a fully funded operating reserve, a serious brand launch, and the legal and platform infrastructure to support the guest experience from day one.
| Use of Funds Item | Estimated Figure |
|---|---|
| MVP Construction | $450,000–$650,000 |
| Financing Structure | 50% financed at prime · 50% founder cash equity |
| Operating Reserve | $100,000–$125,000 |
| Brand & Marketing Launch | $60,000 |
| Platform Setup & Photography | $30,000 |
| Land Acquisition — MVP (10+ acres) | $90,000–$150,000 |
| Legal & Entity Structure | $35,000 |
Six months of operating expenses plus launch ramp and an emergency amenity reserve. The reserve is not negotiable — premium guest experience and amenity uptime depend on it being intact when something breaks.
Brand system, website, copywriting, social assets, paid media test budget, and a PR / soft-launch program. The launch is the difference between a quiet first season and a sold-out one.
Premium photography, drone and lifestyle content, Airbnb and Vrbo setup, direct-booking infrastructure, and PMS / channel automation. The guest decides in the first three seconds of seeing the listing.
Property LLC, operating agreement, investor documents, STR compliance review, insurance and risk review, and trust / holding-company coordination.
Total Capital Need
| Category | Estimate |
|---|---|
| MVP development budget | $550,000 |
| Operating reserve | $115,000 |
| Brand & marketing launch | $60,000 |
| Platform setup & photography | $30,000 |
| Legal & entity structure | $35,000 |
| Total Project Capital Need | $790,000 |
| Less 50% MVP debt financing | –$275,000 |
| Less founder cash equity (50% MVP) | –$275,000 |
| Outside Investor Capital Sought | $240,000 |
Founder is contributing 50% MVP equity in cash. Outside investor capital funds the operating reserve, brand launch, platform setup, and legal — the runway that protects the build and unlocks first guests.
Market Proof & Comparables
Final investor materials will include verified comparable properties — verified ADR, occupancy, seasonality, and source attribution. The structure below shows the format being used for diligence; specific properties are intentionally not listed on the public page.
| Property / Market | Distance from NYC | Amenity Profile | ADR Range | Occupancy | Source |
|---|---|---|---|---|---|
| Comparable 1 — included in investor package | — | — | — | — | — |
| Comparable 2 — included in investor package | — | — | — | — | — |
| Comparable 3 — included in investor package | — | — | — | — | — |
| Comparable 4 — included in investor package | — | — | — | — | — |
Investor package includes: verified ADR ranges from 4–6 comparable wellness/luxury STRs within reach of NYC, occupancy seasonality, regulatory status, source screenshots, and a relevance scoring framework. Request the package to receive the data.
STR Regulatory Diligence
Short-term rental viability is the single biggest binary risk in this asset class. The diligence checklist below is required before any site is acquired — not aspirational, mandatory.
| Diligence Item | Required Before Close |
|---|---|
| Municipality allows STR use under current zoning and code | Required |
| Permit path confirmed with town/county officials in writing | Required |
| Minimum-stay rules reviewed and acceptable to operating model | Required |
| Fire / safety inspection requirements reviewed | Required |
| Lodging tax obligations identified and modeled | Required |
| STR-specific insurance availability confirmed | Required |
| Neighbor proximity and nuisance risk assessed on-site | Required |
| Fallback use case (long-term rental / personal) identified | Required |
What Must Be True For This To Work
The MVP only performs if the fundamentals are real. These are the conditions the operating model depends on — and the standards site selection, design, and execution will be held to.
The site must be legally permitted for STR use under the controlling municipality.
Total project cost must remain within the disciplined MVP budget — no scope creep that compromises the Base Case.
ADR must be supported by comparable premium wellness STRs in the regional drive-to market — not by hope.
Occupancy must support full debt service and operating reserve replenishment at Base Case assumptions.
Amenity uptime (sauna, plunge, hot tub, mechanical systems) must be professionally managed with documented vendor SLAs.
The guest experience must generate premium reviews from the first cohort of stays — anything less weakens the next site's underwriting.
Direct-booking infrastructure must steadily reduce platform dependency over the first 18 months.
Local property management, cleaning, and maintenance partners must be reliable and aligned with the brand standard.
Founder key-person risk must be mitigated by documented systems, advisor relationships, and vendor playbooks.
Investor Return Structures Under Review
Two primary structures are being prepared. Strategic capital partners with specific structuring preferences are welcome to inquire about alternatives.
Secured Note
Fixed interest payments + principal repayment at maturity
Conservative investors prioritizing income and capital preservation
Secured against MVP project assets. Final collateral and legal terms set in transaction documents.
Preferred Equity
Preferred return (target rate set at close) + participation in upside
Investors seeking income with exposure to performance upside
Defined preferred coupon, distribution waterfall, and optional Signature Property follow-on rights.
JV Equity and Revenue Share structures are available for strategic capital partners or operating partners with the right fit. These require operating-agreement-level structuring and are negotiated case-by-case.
Final investment terms will be established only through counsel-reviewed documents at the appropriate stage. Nothing on this page constitutes a finalized securities offering.
3-Year Roadmap
Capitalize and Build
- ◈Close seed capital and establish operating reserve
- ◈Complete MVP site selection
- ◈Finalize prefab construction partner
- ◈Break ground on MVP property
- ◈Launch @One brand presence
Build and Launch
- ◈Complete MVP construction
- ◈Launch @One brand + bookings
- ◈Deploy direct booking + platform strategy
- ◈First guests — @One opens
Operate, Prove, Pursue
- ◈Full MVP operations
- ◈Build financial proof of concept
- ◈Begin Signature Catskills site pursuit
- ◈Evaluate expansion model
Risk & Mitigation
Investor-grade realism. The risks are honest. The mitigants are deliberate.
- ·STR regulation changes at municipal level
- ·Site acquisition timing or pricing
- ·Construction cost overruns or supply-chain delays
- ·Demand seasonality and shoulder-season occupancy
- ·Competition from new wellness STR entrants
- ·Founder key-person risk
- ·Operating complexity (amenity uptime, hospitality standard)
- ·ADR not holding at Base Case assumptions
- ·Financing rate movement before close
- ·Insurance cost or availability for wellness amenities
- ·MVP-first model — concept proven at small scale before Signature capital deploys
- ·Mandatory STR legal review before site close (see Diligence Checklist)
- ·Prefabricated construction reduces cost overrun risk 30–50% vs. traditional build
- ·Conservative 50% LTV — not overleveraged, maintains cash position
- ·$100K–$125K operating reserve maintained through stabilization
- ·Direct-booking strategy reduces platform dependency and protects margin
- ·Founder carries no personal debt obligations that compete with business capital
- ·Site selection criteria eliminates speculative land acquisitions
- ·Vendor playbook, advisor relationships, and operating systems reduce key-person risk
- ·All expansion decisions made from proof — not projection
Team, Advisors & Vendors
The operating team is being assembled in parallel with site selection. Specific names will be confirmed in the investor package as relationships are finalized. The structure below shows the full operating coverage being built.
Specific advisor and vendor names are intentionally not listed publicly until commercial relationships are formally documented. Names available in the investor package upon qualified request.
Investor FAQ
What is the current stage of the project?
Pre-acquisition. Site criteria, capital plan, brand, and operating playbook are in place. The active work is site selection, capital close, and the formal start of build. The website you are reading is the front-of-house version of the same materials investors receive in detail.
How do I request the investor package?
Use the form on the contact page or the data-room CTA below. Provide your name, email, and a brief context line. We respond within 24 hours during business days. The full investor package, financial model, and any supporting diligence materials are shared after a short qualification conversation.
Is the property selected?
No. Site selection is active. Once a property is under contract, it will be disclosed to investors who have requested the package and signed an NDA where appropriate.
What is the total capital need?
The total MVP budget is planned at $750K–$825K (mid-point ~$790K). This covers the property build (~$550K), operating reserve, brand launch, platform setup, and legal. Founder cash equity of ~$275K and 50% MVP debt of ~$275K cover the construction. Outside investor capital sought: approximately $240K, funding the operating runway around the asset.
What does investor capital fund?
Operating reserve through stabilization, brand launch, content and photography, platform setup, legal and compliance work, and any pre-opening contingency. Investor capital is intentionally allocated to the lower-construction-risk portion of the project — the runway that protects the build.
What structure is being offered?
Two primary structures are in preparation: a Secured Note and Preferred Equity. JV Equity and Revenue Share are available for strategic capital partners. Final structure for any specific investor depends on size, preference, and fit — and is documented in counsel-reviewed transaction papers, not on this website.
Is this a securities offering?
No. Information on this page is preliminary and for discussion purposes only. It is not an offer to sell or a solicitation to buy securities. Any investment will be made only through appropriate legal documentation and qualification.
What are the principal risks?
STR regulatory risk, site acquisition risk, construction cost risk, demand/ADR risk, and founder key-person risk. Full risk and mitigant lists are provided in the section above and in the investor package.
What is the target timeline?
Site selection through soft launch is targeted across a 12–24 month window from capital close. Stabilization (the basis on which Signature Property decisions are made) is expected within 24–36 months. Specific milestones are detailed in the 3-Year Roadmap section.
What is the exit / liquidity story?
Depends on structure. Secured Note: principal repayment at maturity (typically 3–5 years) from operating cash flow, refinance, or asset sale. Preferred Equity: ongoing preferred distributions plus a redemption or buyout event at the Signature Property capital event. Specific liquidity mechanics negotiated per investor.
What happens if the Signature Property is never built?
The MVP stands on its own as a functioning premium STR. The MVP is underwritten to support its debt service and provide a return to investors independent of any Signature Property outcome.
How will investors receive updates?
Investors in the package receive quarterly written updates covering site progress, build status, operating performance, and material decisions. Material developments are communicated within 5 business days.
Current Capital Objective
@One is currently preparing to capitalize the MVP property — the first proof-of-concept asset for the brand. The capital objective is to fully fund the build, the brand launch, and the operating runway through stabilization.
MVP site acquisition and due diligence
Prefabricated construction and site work
Wellness circuit installation (sauna, cold plunge, hot tub)
Interior and exterior guest experience
Brand launch and direct booking infrastructure
Operating reserve through launch and stabilization
Legal, entity, and STR compliance setup
Premium photography, content, and platform setup
Final investment structure is to be determined and may include founder equity, family and friends investment, secured note, joint venture, or preferred equity structure.
Any investment will be made only through appropriate legal documents prepared at the appropriate stage. This page does not constitute an offer to sell securities.
Underwriting Notes & Disclaimers
All figures in this package are preliminary planning estimates. They are designed to be realistic and defensible at the planning stage — not final. Final underwriting will be completed at property selection and financing close, and will incorporate:
The 6.75% prime rate used in the debt-service model is a planning assumption only. Actual financing cost will be updated at closing based on the rate environment and the terms available to Resetreat Holdings LLC. This document is confidential and prepared for prospective investors and strategic partners of @One Resetreats. It is not an offer to sell securities. Any investment in @One will be made pursuant to definitive transaction documents prepared at the appropriate stage.
Request the Investor Package
Qualified investors receive the full @One investor package: detailed financial model, verified market comparables, construction plan and vendor list, founder presentation, and the legal structure framework currently under counsel review.
Investor inquiries receive a response within 24 hours.
Prefer to skip the form? Email invest@at1retreats.com directly with your context and we will respond with the appropriate materials.
Submit a qualified investor request
Important. Nothing on this page constitutes an offer to sell securities or a solicitation to purchase securities, nor is it an offering memorandum. Any investment will be made only through appropriate legal documentation and qualification procedures with counsel-reviewed transaction documents.