Investment Committee Memorandum

PROJECT MISMALOYA

Distressed Asset Arbitrage & Immediate Development

$15.0M
Total Acquisition
$1.5M
Immediate Liquidity
10x
Upside Potential

The Unfair Advantage

Most coastal developments in Mexico fail due to Land Title Issues or Ejido Conflicts. Project Mismaloya is the opposite.

  • Supreme Court Backing: We hold a final, non-appealable judgment (Case 417/1999) declaring the land Private Property. The legal war is won.
  • Price Dislocation: Independent appraisals value the land at $151M USD. You are buying at $15M due to a solvable execution barrier.
  • The "Firewall" Strategy: We don't need to evict everyone to start. 40% of the land is clean and ready for immediate high-yield construction.
Aerial view Mismaloya Puerto Vallarta
PRIME LOCATION: ADJACENT TO HOTEL BARCELÓ

The Asset: A Topographical Masterpiece

Hard Assets
  • Total Surface: 100,000 m² (24.7 Acres)
  • Hwy Frontage: 394 Meters (Barra de Navidad)
  • River Frontage: 300 Meters (Mismaloya Stream)
  • Beach Frontage: 26 Meters
  • Elevation: 140m Max (Premium Views)
Zoning (Verified 2024)

The Dictamen de Usos y Destinos confirms mixed-use density ideal for a self-contained ecosystem.

TS
Sustainable Tourism
H1
Residential Density
CS3
Commercial / Retail

Phase 1: "The Enclave"

Luxury condo rendering Mismaloya
240 UNITS | 100% OCEAN VIEW

We capitalize on the 40% clean land immediately. With a 140m elevation gain, every single unit commands a premium ocean view.

The Specs

  • Density: 240 Luxury Condos (2-3 Bedroom).
  • Avg Size: 140 m².
  • Target Price: $450k USD (Undercutting market by 10%).
  • Commercial: "Mismaloya Plaza" - 15 Retail Keys (Gourmet market, Pharmacy, Co-working).
Amenities: Screening Room, Ocean-View Gym, Pickleball Courts, Private Beach Club.

Financial Pro Forma (Phase 1 Only)

Item Amount (USD)
Gross Sales (240 Units @ $450k) $108,000,000
Commercial Sales / Lease Value $12,000,000
TOTAL REVENUE $120,000,000
Land Cost (Allocated) ($15,000,000)
Construction (Hard Costs) ($27,000,000)
Soft Costs & Marketing (15%) ($16,200,000)
NET PROFIT (EBITDA) $61,800,000
51%
Net Margin
$450k
Avg. Ticket Size
18 Mo
Breakeven (Pre-sales)

Market Context

Valuation Gap
$2,000
Avg USD/m² in Area

Our acquisition cost is a fraction of this, giving us immense margin to undercut competition.

Asset Valuation
$151M
Estimated Asset Value

Independent valuation estimates full potential value at >$150M USD.

The "Sweet Spot"
$350k+
High Velocity Market

North American buyers are aggressively absorbing inventory in the $350k-$550k range.

Use of Funds: The $1.5M Injection

Owner Payout
$500k

Partial liquidity to current titleholder to sign over Fiduciary Rights (Rights transfer to Trust).

The "War Chest"
$700k

Legal & Settlement Fund: Dedicated capital for "Cash-for-Keys" negotiations with key squatter leaders to clear the perimeter.

Pre-Development
$300k

Master Plan architecture, Permit expediting fees, and Site Security setup.

Strategic Partners & Credibility

Execution requires heavy hitters. We have assembled a Tier-1 team.

Legal Counsel

GUERRA GONZÁLEZ
& Abogados Asociados

(Referenced in Case Files: Jaime René Guerra González)

One of Mexico's most prestigious litigation firms. Their involvement signals to the opposition that we have the resources to win.

Project Lead

Diego Fentanes

Principal & Deal Sponsor.

Architecture (TBD)

Shortlist of Guadalajara-based eco-luxury firms specialized in coastal terrain.

Execution Roadmap

Now

Closing

Trust Creation. Site Control.

Q3 2025

Perimeter

Secure the "Firewall". Green Wall construction.

Q4 2025

Launch

Pre-sales launch to capitalize construction.

Mar 2026

Groundbreak

Start of vertical construction on Phase 1.

Express Your Interest

The March 2026 Groundbreak Date is Locked.

We are currently selecting strategic partners for the capital stack. Contact us directly to access the Data Room and review the full legal diligence package.

Diego Fentanes

Principal Partner

DISCLAIMER: This document is for informational purposes only. Financial projections are estimates based on market conditions and successful execution of the described strategy.