Borderlands

Borderlands is an investor portal for a proposed 70.16-acre outdoor resort and amphitheater development near I-95 in Southern New England. The project combines a 225-site RV resort with a 2,500–5,000 capacity outdoor concert venue and is marketed through a confidential investor memo. The site describes the development program, projected revenue streams from lodging, and modeled investor returns, with access to detailed information gated behind a sign-in and request-access flow.

The business is targeting family offices, accredited investors, private equity, and hospitality investors for its $6.5M equity raise. The minimum investment is $1M, and the offering includes 8% preferred returns with an investor profit share of 30% of distributable profits after return of capital. Total project costs are modeled at $20,000,000, combining $6.5M equity and $13,500,000 senior debt.

To get started, visitors must request investor access to begin the intake process for accredited investor inquiries. The website provides a sign-in or request access flow to obtain confidential investor materials under an NDA. For strategic partners, vendors, and regional press, users can use the contact form or reach out directly via the provided email address.

The resort features 225 RV sites, including 75 seasonal and 150 transient spots, with full-service hookups and premium pull-through sites. The amphitheater has a base case capacity of 2,500, expandable to 5,000, and is planned for ultimate 5,000-person capacity subject to municipal approvals. Concerts are scheduled for approximately 20 annual events.

Pricing for the land asking price is $3.85M, or $288,750 per year in NNN terms. The blended per-attendee revenue model includes an average ticket of $48, F&B of $18, parking of $6, and sponsor allocation of $14, totaling $86. The concert-week RV premium is estimated at $225K.

The property is located in North Stonington, CT, and Hopkinton, RI, positioned on the Interstate 95 corridor between Mystic, Foxwoods, and the Rhode Island shoreline. This location offers 85,000 vehicles of I-95 visibility daily, placing it near major tourist destinations.

The business operates an integrated destination model where campground/resort and amphitheater operations contribute to consolidated operating performance. Concerts drive a premium across the campground, while amphitheater revenue is built on ticket sales, F&B, parking, and sponsor allocation. The program is modeled as two flagship revenue engines on one parcel.

The target IRR is 15%–20%+, with an equity multiple of 2.0x–2.5x based on the approved underwriting model and projected operating assumptions. Stabilized operating case shows $8.67M revenue and $3.27M NOI with a 2.26x DSCR. The 2,500-capacity case demonstrates performance under an extended initial capacity constraint.

The website states that the project is planned for ultimate 5,000-person amphitheater capacity, with expansion to planned full capacity modeled in years 3–5. The 2,500-capacity case is used to demonstrate project performance during the initial phase before expansion.

The program operates from April through October for the resort amenities, including camp store, F&B, and on-site amenities. The amphitheater is designed to host events during this seasonal window as well.

The official website of Borderlands is borderlandsrv.com.