An oceanfront villa-resort opportunity · Daytona Beach, Florida
an investment thesis for
Daytona Beach · Oceanfront A1A
$843
Proven nightly ADR
14–17%
Projected 5-yr IRR
2
Ways to structure it
Scroll
The Proof — this isn't a projection

I already run a luxury villa in this market at $843 a night.
The local average is $240.

One 2,400 sq ft villa, booked at roughly three to four times the local market rate, year-round. That gap isn't luck — it's unmet luxury demand in a market with almost no luxury supply. The Surf Villas scales that proven model across 35 keys.

$843
Blended full-year ADR
~$200K
Full-year gross revenue
65%
Annual occupancy
3.5×
Premium over market avg

My operating data, trailing 12 months to June 2026. Market average ADR $206–$269 per area STR data.

Section One — The Market

An underserved luxury market,
with capital already moving in

Daytona's beachside is dominated by aging motels and dated hotels. The one modern upscale option is a conventional 452-room tower. Meanwhile, four luxury oceanfront projects are rising within two miles — proof that institutional capital sees the same repositioning I'm already living.

Aston Martin Residences
3411 S Atlantic · 2029
18 stories, 86 branded oceanfront units — the coast's first branded residence, with fine dining and a bakery.
$2M–$10M
per unit
Pearl Beach Club
A1A & Bostwick · Approved
Daytona's first 5-star hotel. 24 stories with multiple pools, an oceanfront bar, restaurant and spa.
5-Star
first on this coast
Silver Beach Tower
A1A · Announced
25-story condo-hotel, up to 270 rooms with restaurants and bars; projected $3–4M/yr local tax impact.
$120M
development cost
The rate ladder

Where my villa sits in this market

Daytona Beach Shores STR average$240
Daytona Grande — newest luxury hotel$293
DBS top-decile STR performers$415
My villa — proven, today$843
The demand is already proven. The supply is not yet built.
Daytona Beach · the first-light coast
Section Two — The Site

A full oceanfront block, and the seller may finance it

1930 S Atlantic Avenue is a rare assemblage: an entire oceanfront city block at a signalized A1A corner, cleared and development-ready, priced below replacement and listed with seller financing available.

01
1.56-acre full city block — 310 ft of A1A frontage × 220 ft deep, cleared, public utilities in place.
02
Signalized oceanfront corner — maximum visibility on the main beachside corridor, direct ocean views.
03
Mixed-Use (MDX) zoning — requires two uses; a villa resort plus restaurant/club fits the intent directly.
$1.495M
List price
347 days
On market
~$1.1M
Seller carry
Daytona oceanfront
Section Three — The Concept

Villas, garden rooms,
and a social club

A boutique resort that bridges the gap between a luxury short-term rental and a hotel: private villa-suites at the top, garden rooms for volume, and a restaurant-led club as the social anchor. The villas carry the brand and the margin; the club drives food, beverage, and evening revenue.

Luxury villa exterior
The villa-suites

The $843 experience, scaled

Private, villa-feel suites — the experience I already sell at $843 a night. These carry the brand and the rate, priced in the model at a deliberate discount to what I book today.

Around them, ~25 garden rooms add occupancy and volume at the market's upscale tier, keeping the resort full across the shoulder season.

The club

Where the margin lives

A chef-driven restaurant, bar, and a few luxury lanes — the social heart of the resort and its highest-margin revenue. It gives locals a reason to come year-round, the same dual-demand logic behind my villa's strong off-season occupancy.

Food and beverage, not lineage, is the engine. The club is what turns a collection of rooms into a destination.

Refined interior
V
10 villa-suites
Private, oceanfront, villa-feel
G
25 garden rooms
Upscale, for volume & occupancy
C
The club
Restaurant, bar & luxury lanes
∞
Oceanfront pool
Resort-style, full A1A frontage
35
Total keys
Boutique scale, premium rate
$
$625–$700 villa ADR
A discount to the proven $843
Guests already pay $843 a night for this experience.
There is simply nowhere near enough of it.
The opportunity, in one sentence
Section Four — The Numbers

One site, two ways
to structure it

Both paths are anchored to my proven $843 ADR, on the same villas, on the same block. Hold & Operate is the simpler play. Sell & Manage — modeled on Desert Color in St. George — is the capital-efficient one: sell the villas to owner-investors, recover the build cost plus a development margin, and keep a recurring management contract on every unit.

Path A
Hold & Operate
StructureOwn & operate the resort
Capital recoveredExit (~year 7)
Equity required$8.7M
Recurring EBITDA$2.03M operating
Development margin—
5-yr IRR17.0%
Equity multiple2.03×
Path B
Sell & Manage
StructureSell villas, keep management
Capital recoveredVilla sale (years 2–3)
Equity required$9.6M
Recurring EBITDA$1.39M mgmt + core
Development margin$3.45M at sale
5-yr IRR14.0%
Equity multiple1.47×
The read: Hold shows the higher single-project IRR. But Sell & Manage recovers capital years earlier, books a development margin up front, and keeps a recurring management fee on every villa — the part that scales into a brand across future projects without new capital. Two honest options; the choice is structural, not speculative.
The Ask

A partner to scale a model that's already working

$8.7–9.6Minvestor equity · ~40% of project cost
Senior debt · 55%
Equity · 40%
Seller · 5%
Senior debt (commercial/SBA) Investor equity — this raise Seller-carried note

I bring a proven operating track record in this exact market. This raise seeks a capital-and-operating partner to scale it with me — and to choose, together, which structure fits best.

What we still need to prove
Construction pricing
Firm coastal build costs from a Florida GC — the largest swing in the model.
Zoning & structure
Confirm the club use under MDX, and — for Sell & Manage — that for-sale units can be short-term rented at the site. The first gate.
ADR at scale
Validate that villa-suites hold $625–$700 across 35 keys — discounted from the proven $843, but to be confirmed.
Operating partner
Scale my operation with deeper hospitality and F&B expertise — a role this raise is partly meant to fill.

The demand is already proven — I book it every night at $843.
What's missing is a partner to scale a model that's already working.

That's the conversation I want to have
Full operating model, capital stack, and supporting detail available on request.
Get in touch

Let's talk

James Barraza
Barraza Coastal
✆760-845-5819
✉[email protected]