Foresthill Basecamp — Investor Opportunity
A New Kind of
Mountain Hospitality
10 endurance-focused studios. 37 acres in Foresthill, CA.
Preferred equity from $50K.
~0%
Projected IRR
0.0x
Equity Multiple
$0K
Equity Raise
Foresthill Basecamp — Investor Opportunity
10 endurance-focused studios. 37 acres in Foresthill, CA.
Preferred equity from $50K.
~0%
Projected IRR
0.0x
Equity Multiple
$0K
Equity Raise
02 / Location
21235 Spring Garden Rd — 37 acres adjacent to the Western States 100 trail course, the most iconic ultramarathon in the world.
0 acres
Property Size
0 ft
Elevation
0 hrs
From Bay Area
0
Comparable Hotels
03 / The Product
420 sqft modular studios purpose-built for endurance athletes. Private recovery amenities. Designed for the trail, not the lobby.
Private Sauna
Wood-fired barrel sauna per unit
Cold Plunge
Recovery-grade cold plunge pool
Rooftop Deck
Private deck with mountain views
Gear Wall
Built-in storage, wash, and dry
420 sqft Studio
Full kitchen, bath, sleeping loft
Trail Access
Direct WS100 and TNF trailheads
$527K
per key, all-in
30% below Elmntl’s standard pricing through a strategic volume partnership. That’s $690K in savings across 10 units.
Phasing de-risks the project and positions Phase 2 for easier financing with real revenue history.
04 / Market
$375
per night — starting ADR
Conservative for 420 sqft studios with private saunas, cold plunges, rooftop decks, and gear walls. Bay Area endurance athletes paying for a WS100-adjacent basecamp with recovery amenities will pay this without flinching.
Typical Tahoe Airbnb
$200–300
Foresthill Basecamp
$375
| Period | Occupancy | Note |
|---|---|---|
| Year 2 | 55% | Ramp — building brand + reviews |
| Year 3 | 68% | Growth — word-of-mouth, repeat |
| Year 4+ | 72% | Stabilized |
72% blended accounts for 85–95% summer peak and 40–55% winter low. 3% ADR annual growth.
05 / Financials
| Category | Total | Per Key |
|---|---|---|
| Land (full parcel) | $300K | $30K |
| Site Development | $1.023M | $102K |
| Hard Costs (Elmntl @ 30% discount) | $2.676M | $268K |
| Soft Costs | $229K | $23K |
| Financing + Operating Shortfall | $1.042M | $104K |
| Total Project Cost | $5.27M | $527K |
SBA 7(a) Loan — 80% LTC
$4.216M
25-yr fully amortizing. No balloon. No refi risk.
Equity Required
$1.054M
| Year | Revenue | NOI | DSCR |
|---|---|---|---|
| Yr 2 | $1.07M | $515K | --- |
| Yr 3 | $1.36M | $664K | 1.36x |
| Yr 4stabilized | $1.48M | $741K | 1.51x |
| Yr 5 | $1.53M | $764K | 1.56x |
| Yr 10 | $1.77M | $889K | 1.82x |
0.0%
Projected IRR (Year 5 exit)
0.0x
Equity Multiple (Year 5 exit)
06 / Timeline
Accelerated: Summer 2027 | Conservative: Spring 2028
Mar 2026
Pre-app Meeting
Placer County pre-application. LLC banking finalized.
Apr–Jun 2026
LaunchBoom Campaign
Meta ads driving deposits. Building proof-of-demand.
Jun 2026
Feasibility Study
Commission Sage hospitality feasibility study.
Jul–Aug 2026
Investor Commitments
Preferred equity commitments close. You are here.
Sep 2026
SBA + Permits Filed
SBA loan application submitted. MUP/CUP filed with Placer County.
Nov 2026
SBA Approved
Loan approved. Land deed transfers to LLC.
Dec 2026–May 2027
Site Work + Fabrication
Roads, utilities, septic, pads. Elmntl fabrication in parallel.
Jul 2027
Soft Opening
First guests. Foresthill Basecamp is live.
07 / The Offer
Preferred equity — 5-year hold
Your capital is secured by real property (land + structures) with an SBA loan in place. Full return of capital at refinancing before operator distributions.
Preferred equity is not permanent dilution. Investors receive a fixed return and exit at refi. Operators retain 85% of profits and 100% of ongoing ownership.
08 / Contact
Interested in learning more about the Foresthill Basecamp opportunity? Reach out directly.
Foresthill Basecamp © 2026 — This page is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities.