Willows at Watson

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About

Willows at Watson is an opportunity for accredited investors to be part of a class-A RV park and resort development project in the booming area of southeast Oklahoma next to Beavers Bend State Park. Broken Bow and Hochatown, Oklahoma, have experienced exponential growth over the last decade, especially since the pandemic.  This area has become one of the most popular "get out of Dallas" go-to places for cabin and RV-style vacations. New developments continue to rise in the area, and this will soon include a new casino, which will open in 2024.

Located just north of Hochatown and a bit east of Watson, Oklahoma, the Willows at Watson project is a 147-acre development with peaceful, quiet, rural views of the Kiamichi mountains. It is settled among the trees around its own private lake. To date, 55 of 59 RV spots are already completed and available for rent on the property. The project involves adding short-term rentals in the form of cabins, fully functional hobbit shires, and glamping spots. Once the new rental spaces are complete, the plan is to add four wedding venues that will also benefit from the availability of short-term rentals. The goal of the project is to provide a place for guests to enjoy longer stays for their vacations, work remotely with our high-speed internet connections, accommodate larger parties for weddings, and eventually host large (paid) community events.

Check out the bios in the PPM to see what each team member brings to the table. Experienced, high-quality contractors are already on board to begin as soon as we complete our funding.

CHALLENGE

Traditional asset classes, such as multifamily, single-family, storage, funeral homes, and others, have been heavily acquired by Wall Street and larger funds, such that their average cash flows and cap rates have been significantly reduced. So where can an investor find a fresh opportunity and catch a new investment wave?

SOLUTION

Recreational real estate is that new wave. Larger investment groups are now noticing this space and eagerly looking for high-quality, new, or upgraded assets. This gives us great exit options in 3-5 years. The recreational RE space has not yet been absorbed in a merger and acquisition wave like the more popular asset classes. The recreational real estate wave has begun to swell and is expected to provide handsome returns for many years to come.

Most RV parks across America are owned by individual entrepreneurs and were built decades ago. The new trend is for class-A parks with amenities such as high-speed internet, pools, lodges, additional hotel rooms, laundry facilities, and outdoor activities, such as adjacent marinas. Vacationers and remote workers are looking for a cramped back-in-only spot from which they stare at their next-door neighbor. Today's visitors want open space, quiet, scenic views, activities, and the comforts of home as much as possible. Willows at Watson will offer all of this and much more.

We hope you will join us on this profitable journey.

MARKET SIZE

How big is the opportunity? Consider this:

  • The RV market is nearly $7 billion annually in the U.S.
  • The RV market is nearly $7 billion annually in the U.S.
  • 9.6 million households intend to buy an RV within 5 years.
  • The Broken Bow area draws over 2 million visitors annually, and the rate is expected to increase due to new developments like the casino.
  • Shires market is in its infancy: some already exist in the U.S., but the demand for them due to the popularity of classic films keeps them near or above maximum occupancy year-round.
  • There is currently only 1 local wedding venue in the area, but it has no distant mountain views.
  • Glamping is already a 3.6 billion market worldwide and is expected to grow to nearly 6 billion by 2030, where the U.S. is an up-and-coming market segment.

CONTACTS

OFFERING DETAILS

Contact us

SUBSCRIPTION QUESTIONS

Rebekah Personius
rebekah@southsilvergroup.com

Schedule a Chat

OBJECTIVE

The investment thesis of Willows at Watson is simple. We have divided the project into three additional phases.

  • In phase 1, we will build the infrastructure for most of the future structures and upgrade the RV park to increase its pad rates and build some of the cabins, shires, and glamping facilities to begin to generate early additional revenue.
  • In phase 2, we will add to the rental facilities and implement the wedding venues.
  • In phase 3, we'll do some final tweaks and polish the existing infrastructure and amenities.

Our phase strategy is to provide multiple sale or refinance points in the process. We aim to have revenues and value-added to entertain as many options as possible for the investors' gains.

This offering seeks to raise $14 million in investor capital and/or debt lending to complete one to three phases of the proposed development, as explained in our webinar (see the link below).  Currently, only Phase 1 is committed. Depending on market opportunities, interest rate changes, and revenue, the development may or may not progress to phases 2 and/or 3. The pro forma (link below) is modeled for Phase 1, which projects very nice returns by the end of year 3.

PURPOSE

Our purpose in providing this opportunity is three-fold:

  • The cash flow and upside to this project are worthy of the interest of investors who seek to get ahead of the average curve without undue added risk.
  • We are fellow investors and seek to share the investment journey with others.
  • We love the great outdoors and desire to make it available in all its God-given splendor to those who share our passion.
Real Estate Investment Opportunities with lucrative returns and long-term value for qualified investors - South Silver Group logo

The Investment Opportunity

INVESTMENT TYPE

  • Strong value-add with strong cash flow after completion of developmenT

OFFERING TYPE

  • 506c
  • Accredited Investors Only

TERMS & FEES

  • 8% Preferred return
  • 70% LP / 30% GP Split after pref.
  • 50,000 minimum
  • See the PPM for description of fees and expenses

TIMEFRAME

  • 3-to-5-year hold is expected. See the PPM for options.

ANTICIPATED RETURNS

  • Minimum 20% IRR expected
  • 3+ x by year 4
  • See Pro Forma for assumptions and other possibilities

DISTRIBUTIONS

  • Initially delayed during development phase(s). Anticipate first distributions in latter part of year 3.
  • Preferred return always accrues on unreturned capital but does not compound
  • Early return of capital (ROC) possible upon a refinance.  ROC does not reduce LP equity position.

ADDITIONAL DETAILS

  • Refinance possible in year 4 or sale
  • Additional phases may follow depending on economic terms and progress made
  • See the PPM and other legal documents for important details
  • Nominal expense reimbursements apply
Real Estate Investment Opportunities with lucrative returns and long-term value for qualified investors - South Silver Group logo

Why Invest With SSG

While every investor needs to do their own due-diligence into their investment choices, SSG provides a great kick-start by curating the offerings it ultimately presents to our investors. The sheer volume of potential investment opportunities can leave an investor overwhelmed just sorting through the options. Wouldn't it be great if the investor already had some of the hard work done for them?

We spend a great deal of time and resources networking to find the right opportunities. We pre-vet partners and their track records, integrity, fairness in fee structures, success in asset operations, and vision to build great opportunities, as well as the return potential of their offerings.

In addition, SSG syndicates new offerings that include strong general partners and unique value. We focus on less crowded asset classes, favoring off-market purchases, and we look for ways that we can add value to an already-exciting deal. Our strategy is to favor opportunities that have lower-than-expected risk for higher-than-average returns.

In support of our investors whose prefer even lower risk, we do occasionally provide cash flow-centric opportunities that are more stable but with lower return potential, such as self-storage and triple-net lease arrangements.

CALL US AT 817.720.0170

WEBINAR RECORDING

CONTACTS

OFFERING DETAILS

Contact us

SUBSCRIPTION QUESTIONS

Rebekah Personius
rebekah@southsilvergroup.com

Schedule a Chat

Real Estate Investment Opportunities with lucrative returns and long-term value for qualified investors - South Silver Group logo

How to Invest

1) Make sure you are qualifed

As a 506c offering, you must submit a Certified Accredited Investor Status letter from a 3rd party. You may acquire this from your attorney, CPA, or for free as one of our potential investors from our service provider, Parallel Markets. SSG only sees the final letter; we do not see any personal financial information.

NOTE: SSG may inhibit any investor's subscription for any reason to meet the law's written, implied, or subjective intentions. Please get to know your sponsor (SSG) before subscribing to ensure our investments suit your goals and abilities better.

2) Conduct your personal due-diligence

SSG strives to provide accurate information and assumptions from our end that may be necessary for people to make a wise choice in investing with us. We encourage each investor to also seek additional advice on their own to make sure we haven't missed anything. While we have our own CPAs, Attorneys, and advisors, we/they are not substitutes for you in determining the suitability for this investment for your personal situation. The information SSG makes available (such as the Private Placement Memorandum, or PPM, and supporting documents) can be found in this offering's Data Room.

3) Get your questions answered

Contact us at the number or email above any time. It's vital that you are knowledgeable and comfortable with the risk/rewards of your investing choices. Get to know this opportunity well before you decide to invest.

4) Request an Esignature (Docusign) Subscription Document

Email us at investing@southsilvergroup.com to request an electronic subscription document. In your email, let us know what type of account the funds will come from (personal or business checking, self-directed IRA or retirement account, business entity, etc.). If you are subscribing from a custodial or business entity, please also provide the contact information for the one who will be co-signing your subscription and approving the investment.

5) Fill out the subscription

Fill out the subscription form and attach any required compliance documents (as explained in the subscription document; there will be places within the document to click for uploading such).

6) Be approved by the managers

Before wiring any funds, make sure the sponsor (SSG) has approved your subscription and that you have met any compliance document requirements.

7) Wire your funds

Wire instruction will be found in the subscription document. Take extra care to verify the instructions and details as there are no guarantees that misrouted funds can be returned.

8) Enjoy your investment, and keep monitoring our progress!

SSG (or possibly a partner in the offering) will send out at least quarterly updates or newsletters to keep investors informed.

Always feel free to reach out if you have questions or would like to talk about other opportunities.

Real Estate Investment Opportunities with lucrative returns and long-term value for qualified investors - South Silver Group logo

Investor Documents

Book A Pad At the RV Park

Embark on a weekend adventure with us at our RV park and experience the beauty and comfort firsthand. We invite you to stay with us, on us, for a weekend getaway to truly immerse yourself in the charm of our community and explore the investment opportunities awaiting you.
REGISTER HERE >

Book A Pad At the RV Park

Embark on a weekend adventure with us at our RV park and experience the beauty and comfort firsthand. We invite you to stay with us, on us, for a weekend getaway to truly immerse yourself in the charm of our community and explore the investment opportunities awaiting you.
REGISTER HERE >

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