The team behind 6602 Nebraska LLC has over 30 large-format STR & hotel properties, including the New Orleans group hotel, The Syd.
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Expanding Proven Group-Stay Hotel Concept to Rapidly Growing Tampa Market
LP Yr 1 CoC
LP IRR
LP MOIC
LP Investment
Project Overview
The sponsor group behind New Orleans’ The Syd is presenting accredited investors with the opportunity to participate in the development of a 5-unit, 50-bedroom hotel on Nebraska Ave in Tampa's Seminole Heights neighborhood. The $7.9 million total project cost includes $2.60 million in LP equity targeting a 10-12 month construction period to open in 2026. Units will be fully furnished with high-end amenities and custom local art.
This project will be the first group stay hotel to market in Tampa. Tampa set new records on both total visitor count (26.7M) and taxable hotel revenue ($1.1B) in 2023, as well as one of Time Magazine's 50 World's Greatest Places. (https://time.com/collection/worlds-greatest-places-2023/)
Investment Opportunity
See details on this transaction below.
Product Type
Hospitality
Development Type
New Construction
Square Footage
14,500 SF
Project Cost
$7.9M
Total LP Equity
$2.60M
Project Period
5 Years
Net LP IRR
24.17% IRR
Net LP MOIC
3.04x MOIC
Cash on Cash Yr1 Return
15.46%
Minimum Investment
$50,000
Location Overview
The site is zoned for hotel use by right and offers a rare opportunity to develop a hospitality property with access to Tampa’s core tourism districts. The Seminole Heights location offers access to top destinations including downtown, beaches, Busch Gardens, the zoo, the convention center, and major sporting venues just minutes away.
Sparkman Wharf
Sparkman Wharf
Raymond James Stadium
Raymond James Stadium
Busch Gardens
Busch Gardens
Hyde Park
Hyde Park
Plymouth
Plymouth
Tampa Riverwalk
Tampa Riverwalk
Ybor City
Ybor City
Rooster & the Till
Rooster & the Till
Trip's Diner
Trip's Diner
Project Details
Background
The proposed 6602 Nebraska Street project is a 5-unit boutique apartment hotel designed to cater to larger groups. It will offer 5, 10 bedroom apartment-style short term rental units, with the prime location conveniently adjacent to new residential projects in Seminole Heights and Tampa Heights.
6602 Nebraska will be a licensed and permitted hotel. This insulates and helps protect us from any potential regulation on short term rentals in the Tampa market. Additionally it is a much more attractive acquisition for institutional investors.
Program
Each of the 5 2900 sq ft hotel units will include 10 bedrooms. Guests enjoy the comforts of an entire home with full kitchen/living areas for rates much more affordable than a hotel room. Shared amenities feature an outdoor pool, patio and grills. High-end furnishings and custom local artwork complete the upscale but authentic neighborhood vacation experience.
Timeline
We have started architect discussions with a conservative construction start date set for January 2025. The 10-12 month schedule targets completion by November 2025 for a January 2026 opening, with stabilized occupancy by June 2026. (Note: the model assumes an open date of April 2026 to account for some stabilization)
- Contractor Selection: November 15th, 2024
- Building Permit Approved: January 15th 2025
- GMP Contract Executed: January 15th 2025
- Loan Closing: January 15th 2025
- Construction Start: January 15th 2025
- Construction Period: 10-12 months
- Substantial Completion: November 15th, 2025
- Commencement of Operations: January 15th 2026
- Stabilized Occupancy: June 2026
Location Details
Tampa Hospitality Market
Tampa’s hospitality market continued strong growth coming out of the pandemic, with 2023 setting new tourism records including over 26.7 million visitors. This drove Hillsborough County hotel revenues to nearly $1.1 billion, boosted by robust average daily rates up 7% in 2023. Nine new hotels brought 1,100 in new room supply, still only 2% of total stock. Sales of $218,000 per room also rose across 33 hotel transactions in the county.
Major drivers attracting travelers are Tampa’s highly rated beaches like nearby Clearwater Beach, attractions including Busch Gardens, and a packed sports and event calendar. Tampa International Airport’s accolades for customer satisfaction add appeal. Hotel projects remain active with another 1,300 rooms slated by 2025.
Local Neighborhood
The site lies just north of vibrant Tampa Heights, and the six-block Seminole Heights corridor surrounding the site added 4 restaurants, a renovated theater, offices, and 166 residential units recently. Hundreds of more high-end rentals and condos are planned or underway. The area maintains its historic charm of craftsman bungalows and brick streets while appealing to young professionals and families.
The location allows our project to tap into greater Tampa’s expanding visitor demand and growth, while offering guests an authentic neighborhood experience perfectly suited for the short-term rental/apartment hotel concept.
Project Thesis
Catering to Group Travel
The broader hospitality industry continues to adapt to changing traveler preferences stemming from the growth and adoption of Airbnb and Short-Term Rentals. Hotels remain focused on individual business travelers, while vacationers increasingly look for lodging options that accommodate group trips and family gatherings.
Share of People Who Prefer to Travel as a Group is Growing (data from Statista)
Traveler Preferences are Shifting from Hotels to Airbnb (data from Skift)
We have directly witnessed this trend through our portfolio of 30 units already operating successfully in Tampa and New Orleans based on this group-focused model.
Demonstrated Resilience
Short-term rental/apartment hotels generally outperformed traditional hotels through recent downturns by offering more flexibility. The proposed development further minimizes risk as the concept has been proven in New Orleans, but this project will be a first mover in a Tampa market that has extremely similar tourism demographics to New Orleans.
Financial Details
Financial Overview
The roughly $7.9 million total development cost includes acquisition of the land, which is already under contract for our group. We are proposing funding with $2.60 million in investor equity and $5 million in debt financing. The developer/sponsor contributes an additional $318k of equity through cash and fee contributions. At stabilization after year 3, we anticipate roughly $457,754 in annual pre-tax cash flow and $1.09 million net operating income, with a sale at an assumed 9% cap rate projected to return 3.04x on LP equity.
Investment Structure
6602 Nebraska LLC is seeking investment partners to contribute roughly $2.60 million. All distributions from operations, refinancing and and capital transactions will be split pro rata to Sponsor and Limited Partners, subject to a promoted waterfall structure following the below terms.
Project Team
The partners have developed over $20M+ in residential and commercial real estate, with 30+ short-term rental units owned and operated between the three partners. Dan Crowley and Nick Bruno founded Bruno & Crowley Properties LLC in 2012 focusing on New Orleans residential and short-term rental real estate. In 2022, the group expanded to Tampa in partnership with Dylan Barbieri.
Team Bios
The Syd was one of the first group hotels in New Orleans, launching in 2021. Daniel Crowley, partner on the 6602 Nebraska project, was the lead investor and development partner. The Syd is producing $1.23M in yearly revenue on roughly $3M in development cost. (2023 P&L available upon request)
Key Statistics
Total Build Cost
$3,000,000
Invested Equity
$575,000
2023 Annual Revenue
$1,228,970
Unit A (6BR)
$239,434
Unit B (8BR)
$351,191
Unit C (6BR)
$241,550
Unit D (10BR)
$396,796
Avg. Monthly / Unit
$25,000
Annual Cash-Flow
~$480,000
Cash-on-Cash
83.4%
Tampa 9-11 Bedroom Comps
Below are 3 of the best comparable properties in the Tampa market. As mentioned there does not currently exist a Airbnb Hotel property in the Tampa market. The below 3 comps show an average $34,166/month (note this is an estimate looking at estimated occupancy and average nightly rates). Additionally our 10 bedroom unit at The Syd in New Orleans averaged $33,066/month (trailing 12 months).
6602 Nebraska is modeling out $29,109/month/unit. Therefore, we feel we have a reasonably conservative top-line revenue number. If we can approach and even surpass the revenue numbers the The Syd averages, then there is a huge amount of upside.
Twin Luxury Villas in Tampa: Perfect for 28 Guests
Private Waterfront Resort Sleeps 40, Theater, Gym
"Pete's Place" 9 Bedroom 7 Baths
Project Team - Tampa Portfolio
Properties in Tampa owned & operated by the 6602 Nebraska partnership.
Tropical Oasis with Heated Pool
Trendy 7 Bedroom Home
Project Team - New Orleans Portfolio
Properties in New Orleans owned & operated by the 6602 Nebraska partnership.
Magnificent Getaway - 10 Beds
SQ FT
1856
BR / BA
5 / 3
Monthly Rev
$13,109
Yearly Rev
$157,309
Fresh Contemporary Luxury - 10 Beds
SQ FT
1,856
BR / BA
5 / 3
Monthly Rev
$12,793
Yearly Rev
$153,512
Tropical Oasis Near FQ
SQ FT
1675
BR / BA
5 / 3.5
Monthly Rev
$17,732
Yearly Rev
$212,781
Trendy Art Filled MidCity Oasis
SQ FT
1629
BR / BA
5 / 3
Monthly Rev
$10,771
Yearly Rev
$129,249
Private Home with Heated Pool
SQ FT
1885
BR / BA
5 / 4
Monthly Rev
$17,479
Yearly Rev
$209,749
Traditional New Orleans Luxury
SQ FT
2003
BR / BA
5 / 3.5
Monthly Rev
$13,030
Yearly Rev
$156,359
The Jungle House | Private Heated Pool
SQ FT
2003
BR / BA
5 / 3.5
Monthly Rev
$11,970
Yearly Rev
$143,645
Historic Home with Heated Pool
SQ FT
1491
BR / BA
5 / 4
Monthly Rev
$19,110
Yearly Rev
$229,321
Elegant & Cosy House w/ 5BR
SQ FT
2363
BR / BA
6 / 4
Monthly Rev
$13,845
Yearly Rev
$166,142
Hip Art Filled Uptown Oasis near FQ
SQ FT
2363
BR / BA
6 / 4
Monthly Rev
$14,090
Yearly Rev
$169,080
Modern Urban Oasis with 5BR
SQ FT
2361
BR / BA
6 / 4
Monthly Rev
$13,579
Yearly Rev
$162,950
Tropical Art Filled Oasis near FQ (*still stabilizing*)
SQ FT
2,412
BR / BA
6 / 4
Monthly Rev
$8,632
Yearly Rev
$103,585
Oasis Near FQ+Jazz Fest w/Pool (*still stabilizing*)
SQ FT
2351
BR / BA
6 / 4
Monthly Rev
$8,108
Yearly Rev
$97,299
Submit Your Indication
Thank you for your continued support and investment. If you are interested in this opportunity and would like to learn more, please fill out the form included here. Additionally feel free to reach out to Nick, Daniel, or Dylan directly.