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Aerial view of RV campground on waterfront

Investor Opportunity · Outdoor Hospitality · Real Assets

Only ~5% of RV parks are
institutionally owned. We're buying into
a sector that Wall Street hasn't reached yet.

Waypoint Capital Group is acquiring destination RV parks before institutional money compresses the opportunity — offering accredited investors an 8% preferred return and 2.2–2.8x equity multiple.

Southeast & Mountain West · SBA 504 leverage · 10% avg cap rate target

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The Vision

A sector built for what's next.

The outdoor hospitality sector is experiencing a structural shift. A new generation of travelers — from millennials to retirees — is seeking authentic, destination-quality experiences over traditional lodging. RV parks at the intersection of hospitality, real estate, and lifestyle have become one of the most compelling acquisition opportunities in commercial real estate.

Fragmented Market

Most RV parks are independently owned — creating significant consolidation opportunity for institutional-grade operators.

Recession Resilience

Outdoor hospitality outperformed traditional lodging through multiple economic cycles including 2008 and 2020.

Destination Focus

Targeting transient destination parks with high RevPAD and repeat visitation across MD, VA, NC, SC, GA, TN, FL, and CO.

Value Creation

Operational improvements, amenity upgrades, and professional management unlock significant upside in acquired assets.

11,000+
RV Parks in the US
72M
Americans Camped in 2024
$1.6B
Industry Revenue Growth YoY
79%
Mom & Pop Owned — Fragmented
"Camping's growth is structural, not cyclical — with 72 million Americans camping in 2024, demand is at an all-time high and still accelerating."

— KOA North America Camping Report, 2025

Why Waypoint Wins Now

"RV parks are an evolving asset class... with great potential as they transition from mom-and-pop run operations to more institutionalized ownership."

— Brian Friedman, Principal & Managing Partner

RV park at sunset

Waterfront Sites

Guests around campfire

Community Experience

Fly fishing at resort

Destination Activities

Active Acquisitions

Deals under LOI.

Waypoint has executed Letters of Intent on two premier Colorado assets. Both deals are in active due diligence with equity positions open.

⚡ Equity Positions Now Open — Colorado Portfolio

Waypoint is currently allocating LP equity for the Spruce Lake and Dakota Ridge acquisitions. Target close Q3 2026. Minimum investment $75K. Accredited investors only.

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Spruce Lake Lodge RV Resort
LOI Executed

Estes Park, Colorado — Rocky Mountain Gateway

Spruce Lake Lodge
& RV Resort

110

RV Sites

4

Cabins

49.5%

2025 Occupancy

4.1M

RMNP Visitors/yr

Destination-style seasonal RV resort on 10.53 acres at the mouth of Rocky Mountain National Park — one of America's most visited national parks at 4.1M annual visitors. Private fishing lake, Big Thompson River frontage, and a loyal all-ages guest base operating since 1976. City water and municipal septic provide stabilized infrastructure with minimal CapEx exposure.

Value-Add Opportunity

✓  Occupancy upside from 49.5% → 70%+ with active revenue management

✓  City water & septic = stabilized infrastructure, low CapEx

✓  Cabin inventory expansion potential on existing acreage

✓  Brand repositioning to capture premium guest segment

Seasonal Riverfront Private Lake Cabins City Water & Septic RMNP Gateway
Dakota Ridge RV Resort
LOI Executed

Golden, Colorado — Gateway to the Rockies

Dakota Ridge
RV Resort

141

RV Sites

70.5%

5-yr Avg Occ.

$1.6M

Peak NOI

10.95

Acres

Premier year-round resort at the base of the Rockies in Golden, Colorado — minutes from Denver and Boulder. 141 full-hookup sites with 70.5% five-year average occupancy demonstrate durable demand. Amenities include a swimming pool, jacuzzi, billiards room, showers and restrooms. Panoramic mountain views, strong durable cash flow, and significant untapped land density for future expansion.

Value-Add Opportunity

✓  70.5% avg occupancy = proven year-round demand profile

✓  Pool, jacuzzi, billiards — amenity upgrades drive rate compression

✓  Untapped land density for additional site development

✓  Denver / Boulder proximity drives premium weekend rates

Year-Round Mountain Views Pool + Jacuzzi Billiards Expansion Potential Denver Proximate
Aerial RV resort view
Senior campers
Couple at campsite
Family at RV

Active Pipeline

Additional assets under review.

Waypoint is actively evaluating destination resorts across North Carolina as the platform scales toward its $100M acquisition roadmap.

Kayaking at resort

North Carolina Portfolio

3 assets across the Outer Banks, Blue Ridge & Brunswick Coast

Active due diligence underway. Positions available for qualified LPs.

Blue Ridge Falls RV Resort

Lake Toxaway, North Carolina

Blue Ridge Falls
RV Resort

Under Review

Newly renovated year-round resort on 27 acres in the "Swiss Alps of the South" — situated along Indian Creek in the Land of the Waterfalls. 47 total sites with glamping tents, a cabin, and 15 additional acres available for expansion.

47

Total Sites

27

Acres

$3.2M

Ask Price

Year-Round Creekside Glamping +15 Acres
Cedar Island Ranch RV Resort

Cedar Island, North Carolina

Cedar Island Ranch
RV Resort

Under Review

Year-round coastal resort on nearly 200 acres along the Pamlico Sound — gateway to the Outer Banks. 61 RV sites with water views, horseback riding, kayak rentals, boat ramp, motel, condos, and a full suite of waterfront amenities.

61

RV Sites

200+

Acres

OBX

Gateway

Year-Round Waterfront Horseback Riding Motel + Condos
Brunswick Beaches RV Campground

Sunset Beach, North Carolina

Brunswick Beaches
RV Campground

Under Review

Year-round coastal campground minutes from Sunset Beach on North Carolina's southern coast. 84 full-hookup RV sites, 5 cabins, and 15 tent sites — with a pool, stocked fishing pond, dog park, and 35 championship golf courses nearby.

84

RV Sites

5

Cabins

Beach

Proximity

Year-Round Pool Fishing Pond Golf Nearby

Current Raise — Open Now

Colorado Portfolio.
Equity Positions Available.

Two destination RV resorts in the Colorado market — LOIs executed, SBA financing in process, equity allocation open. This is a time-sensitive opportunity with a defined close window.

Total Equity Raise
$3.4M
Minimum Investment
$175K
Preferred Return
8%
Target Close
Q3 2026
Target IRR
22–25%
Equity Multiple · 7-yr Hold
3.5x

506(c) · Accredited investors only · K-1 annual reporting · 5-yr hold period

Schedule Investor Call

Deal Economics

What investors receive.

Per-park structure on a typical $5M acquisition, with LP preferred return and clear path to value creation.

Capital Stack — Per $5M Park

Senior Debt (SBA 504) $3,250,000 65%
Seller Carry (2nd pos.) $500,000 10%
LP Equity (Syndication) $937,500 18.75%
GP Equity (Brian) $312,500 6.25%

Equity recycling via cash-out refi in years 2–3 accelerates deployment and reduces external capital need.

Returns & Value Creation

10.0%
Going-In Cap Rate
$650K
Stabilized NOI (30% uplift)
~$2M
Value Created Per Park
2.2–2.8x
Equity Multiple (5-yr hold)

LP Terms

8% Preferred Return
+ 25% Promote to GP

506(c) syndication · Accredited investors · $175K minimum · K-1 annual reporting

Acquisition Criteria

What we're looking for.

Waypoint targets destination-oriented RV parks and outdoor hospitality assets where operational expertise and strategic capital can unlock meaningful value. We focus on parks with strong location fundamentals, proven transient demand, and identifiable upside through management improvement or physical enhancement.

Destination & Transient Parks

Primarily targeting transient, destination, and family resort parks in Maryland, Virginia, North Carolina, South Carolina, Georgia, Tennessee, Florida, and Colorado — markets that combine strong year-round or seasonal leisure demand with coastal, mountain, lake, and gateway appeal. Parks with short-term stays, amenity orientation, and hospitality-forward operations are our primary focus.

Value-Add & Repositioning

Assets where professional management, amenity development, revenue management systems, and operational discipline can materially improve performance — particularly parks transitioning from family-owned operations to institutionally managed platforms.

Scale & Geography

Parks ranging from 100 to 500+ sites across our eight target states: Maryland, Virginia, North Carolina, South Carolina, Georgia, Tennessee, Florida, and Colorado. We consider both single-asset acquisitions and portfolio transactions from motivated sellers, estate sales, and repositioning candidates.

Capital Partnership

Waypoint Capital Group is actively seeking equity co-investors, family offices, and institutional partners for joint venture structures. We welcome conversations with investors seeking direct exposure to the outdoor hospitality sector alongside an experienced operator and developer.

BF

Brian Friedman

Principal & Managing Partner

Platform Entities

Waypoint Parks & Resorts
Waypoint Hospitality
Waypoint Capital Group

Leadership & Platform

An experienced team focused on outdoor hospitality.

Waypoint Parks & Resorts is an acquisition, development, and operating platform focused on destination RV parks, RV resorts, and outdoor hospitality assets throughout the United States. Our team combines decades of experience in real estate investment, construction, finance, asset management, and operations.

Through a disciplined and data-driven approach, we seek opportunities where strategic capital improvements, operational excellence, and active management can create long-term value. Waypoint was founded on the belief that outdoor hospitality represents one of the most attractive and under-institutionalized sectors in commercial real estate.

Brian Friedman — Principal & Managing Partner

Brian brings more than 30 years of experience in real estate development, acquisitions, construction, finance, and operations. Since launching his first construction company in 1989, he has built and operated businesses spanning residential construction, mortgage banking, title services, and commercial real estate investment — including tenant-in-place rehabilitation projects across 18 states and a mortgage company licensed in 14 states.

As Principal, Brian leads investment strategy, acquisitions, capital markets, and asset management activities across the platform.

Platform Capabilities

Acquisitions

Disciplined underwriting and market analysis to identify and evaluate opportunities.

Asset Management

Driving operational performance and executing value-creation initiatives across the portfolio.

Development & Construction

Extensive in-house expertise to execute capital improvement and expansion projects.

Capital Markets

Structuring investments and cultivating relationships with investors, lenders, and partners.

Operations

Best practices that enhance guest experience while improving operational efficiency and profitability.

Growing Team

Actively assembling professionals in acquisition, operations, finance, and development.

Corporate Structure

Three entities. One vision.

A fully integrated platform built to acquire, operate, and capitalize destination outdoor hospitality assets at scale.

The Brand

Waypoint Parks & Resorts

The consumer-facing brand and portfolio vehicle. Waypoint acquires and holds destination RV parks and outdoor resort properties, building a curated network of premium experiences across Maryland, Virginia, the Carolinas, Georgia, Tennessee, Florida, and Colorado.

Acquisitions Portfolio Brand Destination Parks

The Operator

Waypoint Hospitality

The management and operations arm. Waypoint Hospitality provides professional day-to-day management across all portfolio properties — overseeing guest experience, revenue optimization, maintenance, staffing, and amenity programming to maximize asset performance.

Management Operations Guest Experience Revenue Mgmt

The Capital Engine

Waypoint Capital Group

The investment and capital-raising vehicle. Waypoint Capital Group sources equity, structures joint ventures, and manages investor relationships — providing the capital foundation to fund acquisitions, execute value-add improvements, and grow the portfolio strategically.

Capital Raising Joint Ventures Equity Structuring Investor Relations
Fifth wheel RV at park

The Asset Class

Campgrounds & RV parks are real estate.
We're buying them like it.

Waypoint Milestones

Execution already underway.

Waypoint is not a concept — it is an active acquisition platform with LOIs executed, deals under evaluation, and capital deploying now.

2+
LOIs executed
Colorado assets
5
Parks in active
evaluation pipeline
$17M
Total acquisition
value under LOI
$1.6M
Combined in-place
NOI under LOI

Leadership Background

30+ Years Building Platforms

Brian Friedman has founded and scaled four distinct real estate businesses since 1989 — construction, mortgage lending, title services, and portfolio acquisition — operating across 18 states. Waypoint applies that infrastructure expertise to outdoor hospitality.

Capital Markets

Structured Finance Expertise

With a mortgage company licensed in 14 states and decades of complex multi-layered transaction experience, Brian brings institutional-level capital structuring to a sector dominated by unsophisticated operators — a durable edge in sourcing and closing.

Acquisition Edge

Relational Sourcing + Seller Finance

Waypoint targets motivated, aging owners who value a relationship over a bidding war. Creative seller financing — averaging 57% across comparable deals — reduces external equity needs and accelerates deployment without sacrificing returns.

Value-Add Playbook

The same system. Every park.

Every acquisition has a clear path from day-1 NOI to stabilized NOI. We execute the same six-lever playbook across all parks.

01

30 Days · $5K CapEx

Dynamic Pricing

Implement revenue management software to capture peak-season and weekend premiums immediately upon acquisition.

NOI +$50K
02

60–90 Days · $0 CapEx

Convert Monthly → Transient

Shift underperforming long-term monthly tenants to higher-yielding transient bookings at destination rate.

NOI +$75K
03

6–12 Months · $120K CapEx

Add Glamping (8 Units)

Install premium glamping tents or cabins to capture non-RV traveler demand and command premium nightly rates.

NOI +$96K
04

6–18 Months · $150K CapEx

Amenity Upgrades

Pool, bathhouse, playground, and common area improvements that lift review scores, occupancy, and ADR.

NOI +$40K
05

12–24 Months · $200K CapEx

Pad Expansion (+25 Sites)

Entitle and develop additional pads where land allows, compounding NOI and boosting exit valuation.

NOI +$125K
06

3–6 Months · $30K CapEx

Camp Store / Ancillary

Launch on-site retail, firewood, equipment rentals, and food & beverage to capture guest spend beyond site fees.

NOI +$35K

Combined Playbook Upside

Up to $421K additional NOI per park — fully operational within 24 months

Discuss the Strategy

5-Year Roadmap

The $100M plan. Year by year.

4 parks per year · $5M average value · 100 pads average · $500K avg NOI at acquisition

2027

Foundation

4
Parks
$20M
Portfolio
$2M
Annual NOI

2028

Acceleration

8
Parks
$40M
Portfolio
$4M
Annual NOI

2029

Scale

12
Parks
$60M
Portfolio
$6M
Annual NOI

2030

Institutional

16
Parks
$80M
Portfolio
$8M
Annual NOI

2031

Arrival 🏆

20
Parks
$100M
Portfolio
$10M
Annual NOI

Exit Option A

Institutional Sale

Sell the platform to a REIT or PE fund — Sun Communities, Equity LifeStyle, or a private acquirer at premium valuation.

Exit Option B

Recapitalization

Bring in an institutional partner, return LP capital, and retain equity stake to continue operating and compounding.

Exit Option C

Hold & Compound

Refinance, pull equity, deploy into next fund. $10M/yr NOI is a powerful compounding base for the long game.

Get Started

How can we work together?

Whether you're bringing a park to market or deploying capital, there's a path forward with Waypoint.

Park Owners & Brokers
Submit an Acquisition
Opportunity

Own or represent an RV park or campground? We're actively acquiring. Tell us about the property.

Begin Conversation
Capital Partners
Speak With
Waypoint Capital

Equity partners, family offices, and institutional investors — learn how we structure deals and deploy capital.

Schedule a Call
Accredited Investors
Investor
Relations

Get access to deal flow, project updates, and investment opportunities within the Waypoint portfolio.

Request Information
Operators & Service Providers
Partner With
Waypoint

From property management to amenity vendors — we're building a best-in-class operating network across our portfolio.

Explore Partnership

Investor FAQ

Questions we expect you to ask.

Sophisticated investors ask hard questions. We welcome them — transparency is how trust is built.

What happens to my capital if a deal falls through?

Investor capital is held in escrow and is not released to the operating entity until closing is confirmed. If a deal does not close, committed equity is returned in full. We structure each deal through a separate LLC, so your exposure is limited to the specific asset you invested in.

What's the downside scenario on cap rate compression?

We underwrite conservatively — acquiring at 10% going-in cap rates. Even in a compressed exit environment (10.5% cap at sale vs. 9.5% target), stabilized NOI growth of 30% still produces a 1.8–2.1x equity multiple. Our returns are driven primarily by NOI growth, not cap rate arbitrage.

How liquid is my investment? Can I exit early?

These are illiquid, private real estate investments with a 5–7 year hold period. There is no secondary market for LP units. We do plan cash-out refinances in years 2–3 as assets stabilize, which can return a meaningful portion of LP capital ahead of the full exit. Invest only capital you can commit for the full hold.

What if the operational improvements don't materialize?

We acquire parks that are already cash flowing — in-place NOI of $400–600K before any improvements. Our playbook builds upside on top of an already-operating business, not a turnaround. Even with zero value-add execution, the going-in yield at our purchase price is 10%+.

Who else is investing alongside me?

Brian Friedman co-invests GP equity (6.25% per deal) in every acquisition — he has direct skin in the game alongside LP investors. We target 10–15 accredited investors per deal at $75–100K each, keeping the syndicate tight and communication personal. No blind pool — you approve each specific asset.

What reporting do I receive as an LP?

Monthly KPI dashboard (occupancy, RevPAD, NOI vs. budget), quarterly financial statements, annual K-1 tax documentation, and budget-vs-actual reviews. You will always know exactly how your asset is performing. We also provide related-party transaction transparency and maintain a dedicated investor reserves account.

Have a question not answered here? We hold one-on-one investor calls to walk through the deal structure, financials, and your specific questions before any commitment is requested.

Book an Investor Call

Get In Touch

Two paths. One conversation.

Whether you're looking to invest capital or sell a park — we're ready to talk. Choose the path that fits you.

For Investors

Schedule an Investor Call

We hold dedicated 20-minute investor calls to walk through the deal structure, financials, and your specific questions — before any commitment is requested. Accredited investors only.

✓ Review the full deal package & financials
✓ Ask Brian your questions directly
✓ No commitment required to have a conversation

For Park Owners & Brokers

Tell Us About Your Park

Waypoint is a motivated buyer with capital ready to deploy. We move quickly, close reliably, and can structure creative seller-financing arrangements to meet your goals. All inquiries are confidential.

→ 75–500+ sites, destination or transient focus
→ MD, VA, NC, SC, GA, TN, FL, CO target states
→ Seller financing welcome — we get creative
BF

Brian Friedman

Principal & Managing Partner · Waypoint Capital Group

Prefer to skip the form? Brian takes direct calls from qualified investors and park owners. He responds to every serious inquiry personally.

301-325-9000 brian@waypointcapitalgrp.com