INVESTMENT OPPORTUNITY
MISSING Hotel: A Hidden Gem in Texas Hill Country Awaits Its Next Adventure
Proven Highly Profitable Concept in Place, All With 100 Acres to Expand.
Uncover the Potential: Proven Outdoor Hospitality Concept with Room to Grow
Starting successful businesses isn’t new territory for us. This time, though, it’s more personal. Missing Hotel was created on an idea that turned into reality. Based on the culmination of thousands of experiences fueled by a relentless pursuit of adventure, creativity, and growth. Now, we want to offer the benefits of these discoveries to our future partners.
This exclusive prospect is a thriving outdoor hospitality business. Set on nearly 100 acres of stunning Texas Hill Country, this project offers significant potential for expansion while capitalizing on a successful concept. With 11 accommodations that yield over $1M in revenue, MISSING Hotel targets travelers seeking privacy, exceptional service, and something more… The owners are exploring new ventures and are ready to pass the torch to a like-minded individuals who can take this gem to the next level.
Investment terms
See details on this transaction below. Click “learn more” below to read our investment memorandum.
Deal Type
Hotel Sale
NOI
54%
Rev Per Key
$114K (2024 PF)
Income Per Key
$64K (2024 PF)
Direct Booking
82.3% (2024 YTD)
Property Size
96.4 Acres, 11 Keys
Located just 45 minutes from Austin, Texas, the 96.4-acre tax-exempt land of MISSING Hotel offers enduring seclusion and unobstructed views, neighbored by a 46,000-acre land conservation area and live water. This exclusive setting provides an ideal backdrop for lasting privacy and panoramic vistas amidst the area's thriving growth and development. The property features extensive hiking trails, diverse topography, varying elevations, and breathtaking cliffside vistas.
MISSING Hotel
MISSING Hotel
Investment Highlights
The Concept
Proven Concept with Room to Scale
It's Real, It's Beautiful, and it Works
It's Real
These aren't renderings. The hard work has been done.
It's Beautiful
 |
 |
 |
 |
 |
 |
Financial Summary
| Land Size | 96.4 Acres |
| First Year of Operation | 2021 |
| Year Built | 2021-2023 |
| Building SF | 4,466 SF |
KPI |
2024 Pro Forma (Actuals through April) |
2023 |
|---|---|---|
| ADR | $481 | $433 |
| Revenue | $1.25M | $880K |
| NOI (Adj.) | $708K | $471K |
| NOI Margin | 57% | 54% |
| Revenue Per Key | $113.8K | $83.8K |
| NOI Per Key | $64.4K | $44.9K |
| Direct Bookings | 82.3% | 85.5% |
| Revenue Growth Rate | 42.2% | 32.7% |
Revenue Sources
 |
It Works..
MISSING Hotel has demonstrated consistent revenue growth throughout its three years of operation [30%+ YoY]
Boasts exceptional NOI rates [47.4%], ADR [$481], and a high volume of direct bookings [82.3%] for 2024 (Pro Forma)
Ample land and untapped opportunities for expansion into F&B, spa services, events, corporate retreats, weddings, and experiential offerings
This is just the start... read on to see the dream
Secret Sauce
More than Just a Hotel
Missing Hotel is not your run-of-the-mill hotel... guests know there is a place for them to lay their heads, but there is so much more than a stay in beautiful, carefully crafted, accommodations...
Go Missing
MISSING Hotel is set up in a way that helps guests change their mindset upon arrival and gets them to disconnect from everyday life.
Find Yourself
A reprieve in a natural space and suggestive prompts that help shift from the left brain focus of every day to the right brain focus which stimulates creativity.
It All Starts with a Handwritten note and clue…
Surprises imbued with excitement and curiosity – including mystery elements (think scavenger hunt) creating inspiration for those with an open mind. Are you ready to Go Missing?
Streamlined Operations
Founded by experienced entrepreneurs, MISSING Hotel's current owners have curated a skilled team capable of independent operation
Extensive technological integration ensures a seamless guest experience
Strong Branding
Exceptional branding, sizable social media following (45K+ Followers), and a meticulously crafted website drive direct bookings (82.3%) to a higher net operating income
Website: MISSINGhotel.com
Social: @missinghoteltx
Reviews: TripAdvisor 5*, Airbnb 4.95*, Google 4.9*
Press: Travel + Leisure, Texas Monthly, Texas Living, Afar, Tribezza, The Design Network
Walkthrough Videos: Yoku - Levi Kelly, Rame - The Design Network
Property + Location
County: Burnet (2 miles from Travis County line)
Property Taxes: Land Exempt: Ag - Wildlife Exemption
Address: 11980 S. FM 1174, Marble Falls, TX 78654
Transportation:
Within 3 hours of 5 of the Top 15 Largest and Fastest-Growing Cities in the US (sources 1, 2)
- Austin - (45 min) - Population: 11th (Growth #7) 980K
- Downtown - 45 minutes (interstate extension in progress)
- Austin Bergstrom (AUS) - 1 hour
- Dallas: (3 hrs) - Population: 9th (Growth #1 DFW) 1.3M
- Houston: (3 hrs) - Population: 4th (Growth #2) 2.3M
- San Antonio: (2 hrs) - Population: 7th (Growth #9) 1.5M
- Fort Worth: (3 hrs) - Population: 12th (Growth #1 DFW) 978K
Austin is Growing Towards Us (source)
2 of the Top 5 fastest-growing cities in the US are in north Austin:
- Georgetown, TX #1 (37 min)
- Leander #4 (28 mins)
- Interstate 183A Expansion (read: growth + shorter travel time, source)
Local Attractions
Eat & Drink:
- With dining options 15 minutes away guests are provided a curated guide from fine dining with a view, to wineries, vineyards, breweries, and local hideaways.
Do:
- Located northwest of Austin in the heart of the Highland Lakes Region, three beautiful, clear lakes all within a 10 - 30 minute drive. Within a 30-minute drive, guests have six of the area's top-rated golf courses, a 2,000-acre offroad park (10 mins), and a mountain bike park complete with lifts (30 mins).
Business Timeline
June 2020: Acquisition of Land
Fall 2020: Land Clearing and Utility Work
December 2020: Groundbreaking: Construction - Phase 1 (7 Keys: 4 domes + 3 villas)
August 2021: Soft Opening of 6 Keys Online + 1 Key Temporary Owner Residence [Construction Time: 9 Months]
March 2022: Start Phase 2 Construction (4 Keys)
November 2022: Rolling Soft Opening of Phase 2 Accommodations
February 2023: Opening of Phase 2: (4 Keys) [Construction Time: 9 Months] - All 11 Keys Online (Phase 1 & 2)
February 2024: Joined: Collective Retreats: Conservatory - hospitality collective of an esteemed group of nature-based resorts (low obligation referral based)
Market Dynamics
Market Size: $5.94B
- The global market is projected to reach $5.94B by 2030 (Source)
- MISSING Hotel has positioned itself early in the outdoor hospitality space while providing far more luxurious accommodations and intimate experiences in nature than other sites.
Growth Rate: 8.7%
The anticipated growth in the global market has a projected CAGR of 8.7% from 2024 to 2030 (Source)
Trends
Wellness and Meaningful Travel: Mental health, self-care, de-stressing and relaxation
MISSING’s real passion and more meaningful, central concept is focused on prompting guests to “Go Missing” and take a break from their hectic, stressful lives then “Find Yourself” as MISSING has hidden self-help guides, forest bathing, yoga, and meditation.
Staycations at Unique Short-Drive Destination Resorts
MISSING Hotels' location makes you feel like you’re a world away, but only 45 minutes from Austin and a quick drive from Dallas, Houston, and San Antonio.
Rising Demand for Experiential Travel
Growing demand for unique and immersive travel experiences, fueled by travelers seeking adventure, connection with nature, and personalized experiences. (Way: Experiential Hospitality Trend Report 2024)
Demographics
Expansion + Ancillary Revenue
Revenue Growth Plans
- Ample land and opportunities for additional revenue abound, particularly in untapped areas such as F&B, spa services, events, corporate retreats, weddings, and experiential offerings.
- F&B - Grab & Go
- Experiences - Wine tours, private dining, astronomy
- OTA’s - Owners have chosen to focus on direct bookings, but opening more OTA’s will drive revenue
Expansion
Site planned with growth in mind
- From utilities and construction noise to saving the gem locations for a main lodge, pool, F&B & events to take the property and guest experience to the next level
- MISSING’s current operations encompass just 10 of the 96.4 acres leaving ample land to be developed
With quick and cost-effective construction and a favorable regulatory environment in Burnet County, the payback period was well under 2 years for existing accommodations. This provides an attractive opportunity for adding on.
Zoning - Low zoning restrictions
- County: Burnet (2 miles from Travis County (Austin) - read: no hassle)
- Zoning: No Restrictions, Outside ETJ (read: quick permitting)
Construction Costs + Timeframe
Replicable structures with a great ROI and quick payback period.
- Average Construction Cost per Key: $95,169
- Range: $82,908 to $119,755
Prebuilt incredibly unique drop-in-place options abound that can dramatically shorten the construction process.
Examples:
Development Plan:
Five development zones and phases planned
- Phase 1 & 2: COMPLETE
- Phase 1 (7 Keys): 9 Months
- Phase 2 (4 Keys): 9 Months
- Phase 3: PLANNING DEVELOPMENT
- 20 Additional Keys
- 10.5-acre development zone
- Spacing: 1/2 Acre per Key
- Phase 4 & 5:
- Main lodge, F&B, pool
- Additonal keys TBD
Up to 20 additional keys can be added to the planned 10.5-acre development area while maintaining the existing spacing per accommodation of ~½ acre per key all while utilizing existing roads and conveniently planned utility infrastructure.
Property Map
Existing Development
- Green : Existing Developed Acreage
- Purple : Existing Keys
Planned Development
- Green : Expansion Area + Existing Development
- Blue : 20 Additional Keys
Landscape View of Development
Construction Cost per Key (Historical):
| Average | Range |
| $95,169 / Key | $82,908 to $119,755 / Key |
Investment Details:
Purchase Price: 6.7M
Investment Type: Hospitality & Land
Financial Targets:
20% Targeted Internal Rate of Return (IRR)
5 - 7 Year Hold
2.02X Equity Multiple
Zach Arko and Joel Weigle have assembled an exemplary team capable of operating independently and developing large scale projects. Not only do they bring multiple perspectives to the business world, they have benefitted from the guidance of active advisors with diverse expertise. This expertise ranges from industry-specific knowledge to manufacturing, and luxury brand hotel experience.
Zach Arko
Zach Arko brings a strong background in marketing and sales & his efforts have been instrumental in enhancing guest experiences and optimizing revenue streams. Zach’s expertise in crafting innovative marketing campaigns and implementing operational efficiencies has significantly bolstered the success of multiple hospitality ventures. An avid traveler and soon-to-be pilot, Zach brings a wealth of experience and passion.
read more
Joel Weigle
Joel Weigle boasts a robust background in engineering and manufacturing. His extensive experience in development, combined with his pivotal role in driving company growth, finances, and acquisitions, underscores his strategic leadership. Joel's guidance has been crucial in shaping successful business ventures. Together, Deal 3 has grown assets under management to $10M across 30+ properties in multiple locations across the country.
read moreZach Arko and Joel Weigle have assembled an exemplary team capable of operating independently and developing large scale projects. Not only do they bring multiple perspectives to the business world, they have benefitted from the guidance of active advisors with diverse expertise. This expertise ranges from industry-specific knowledge to manufacturing, and luxury brand hotel experience.
Case Study
Onera Fredericksburg, a luxury experiential retreat in Texas, exemplifies the success of the boutique outdoor hospitality model. Onera features 11 thoughtfully designed accommodations that blend style, comfort, and natural immersion. Onera's remarkable performance metrics resulted in a $9 million acquisition (90% joint venture interest) by a hotel group in Fall 2022 after just two years of operation.
11 keys, 12.7 acres
$9M
Next Steps
We believe that Missing Hotel offers a unique investment opportunity, blending the allure of luxury with the immersive experience of nature in the Texas Hill Country. Our commitment to creating a space that feels both remote and thoughtfully designed has resonated with guests, and we are poised to expand this vision with your support. Join us in transforming Missing Hotel into a premier destination and experience the rewards of a retreat that truly stands apart from the rest. If you are interested in investing in this project, please contact us at zarko@deal3investments.com.
