500dd14e-39e1-4e4a-ad73-13b1571606a4 (1)-modified

    The Maison Hotel | Autograph Collection

     KEY INVESTMENT HIGHLIGHTS
     
    Total Project Capitalization:

    $70 Million

    Stabilized YoC: 8.6%

     

    Co-GP/JV Equity Sought: $35 Million
    Target Delivery:
     Q1 2026
     

    Gould Capital is representing JMS Family Companies in seeking $35 million of JV/co-GP structured equity to capitalize The Maison Hotel, a 140-key Autograph Collection by Marriott located in Duluth, Georgia. The project is being capitalized at approximately $70 million, reflecting a basis of $500,000 per key. This compares favorably to market transactions, including a nearby Autograph Collection asset that recently traded at $600,000 per key (Avalon).

    The capitalization structure is entirely unlevered, providing investors with direct ownership alongside the sponsor and eliminating execution risk associated with senior debt. The proposed joint venture is structured as a 49/51 equity partnership (Investor/Sponsor) with pari passu treatment. The sponsor acquired the 143,000-square-foot asset in January 2024 and is undertaking a comprehensive repositioning, targeting a Q1 2026 delivery. 

    Marriott has approved a 25-year Autograph Collection franchise agreement and is contributing $1.25 million in key money, underscoring brand confidence in the project. Upon stabilization, the asset is projected to generate NOI in excess of $6 million, supporting a compelling long-term value creation thesis and positioning the investment for potential institutional exit optionality.

    Investment Summary

    Overview:  The Maison Hotel is a $70 million adaptive reuse of a 143,000 square foot institutional asset into a 140-key Autograph Collection by Marriott, located in Duluth, Georgia. The project is fully entitled and will deliver an upscale, full-service hotel directly across from the Gas South District, a major entertainment and convention venue attracting over 1.2 million visitors annually. The repositioning is being capitalized with 100% equity, offering investors direct ownership in an unlevered structure.
     
    Operating Partner:  JMS Family Companies is a locally headquartered real estate investment and development firm with a 25-asset track record in hospitality. The team brings institutional backgrounds from Goldman Sachs, GE Capital, and LNR Partners, and has demonstrated execution capability across complex hotel conversions and Marriott/IHG developments in the Southeast.
     
    Business Plan:  JMS acquired the asset in January 2024 for $23 million and plans a full renovation to convert the structure into a Marriott Autograph Collection hotel. The development budget of $50.3 million is fully scoped and shovel-ready, with construction expected to be completed in time for a Q1 2026 opening. Marriott has issued a 25-year franchise and will contribute $1.25 million in key money. We anticipate a stabilized NOI in excess of $6 million, reflecting a projected basis of $500K/key - below recent local trades of $600K+/key.
     
     
    Deal Highlights:
     
    • $70M total capitalization | Unlevered structure with no Debt risk
    • $500K/key basis | Below recent comp trades
    • $1.25M key money from Marriott | 25-year franchise agreement secured
    • 49/51 JV/Co-GP structure (Investor/Sponsor) | Pari-passu treatment
    • $6M+ forecasted stabilized NOI | Institutional exit optionality
    • 40-acre site adjacent to Gas South District | Over 1.2 million visitors annually
    My Documents

     

    The materials presented herein are for informational and evaluation purposes only and are intended solely for use by sophisticated institutions and accredited investors. Gould Capital (“GC”) is acting solely in a strategic advisory and consulting capacity and is not a registered broker-dealer, investment adviser, or placement agent. GC does not provide investment recommendations or offer securities for sale, and nothing contained herein shall constitute an offer to sell or a solicitation of an offer to buy any security. All information provided is based on data received from third parties, including project sponsors and operating partners. While GC endeavors to present information believed to be accurate and reliable, GC makes no representation or warranty, express or implied, as to the completeness, accuracy, or timeliness of the information, and assumes no liability for any loss or damage resulting from its use. Any prospective investor must conduct their own independent evaluation, due diligence, and risk assessment before making any investment decision. Participation in any investment opportunity introduced by GC is done at the sole discretion and risk of the recipient, and GC shall not be held responsible for any investment outcomes, financial performance, or business decisions made as a result of these materials. GC’s role is limited to making strategic introductions and supporting deal evaluation and communication processes. Any potential investment must be undertaken pursuant to definitive offering documents provided directly by the sponsor or issuer, who alone bears responsibility for any securities offering. By reviewing these materials, you acknowledge and agree to the foregoing limitations.

    Terms and Conditions 

     Privacy Policy