St. Moritz Hotel exterior at twilight
Exclusive Investment Opportunity

A Historic Landmark Reimagined

Invest in the transformation of a century-old Adirondack hotel into a 60-key luxury wellness retreat in the heart of Lake Placid, New York.

41%+
Projected IRR
2.8x
Equity Multiple
$3.5M
Equity Raise
01
Investment Overview

A Deep Value-Add Investment in a Premier Leisure Market

The St. Moritz Hotel represents a compelling opportunity to acquire, renovate, and reposition a historic, underperforming asset in the heart of Lake Placid. By redeveloping the property into a 60-key wellness-focused retreat, we will capitalize on the growing demand for experiential travel and deliver significant returns to our investors.

"The best investment on earth is earth"

— Louis Glickman

$0M
Total Project Cost
$0M
Projected Stabilized Value
(60 keys at ~$250K/key)
$0M
Total Equity Raise
~$0M
Historic Tax Credits
Federal & NYS

Strong Projected Returns

41%+ IRR and 2.8x equity multiple projected over a four-year hold period, with historic tax credits enhancing investor returns.

Proven Sponsor Track Record

Backed by White Rainbow, a boutique hotel operator with 7 hotels and 186 keys under management, delivering 26–39% ROIs on similar projects.

De-Risked Opportunity

Construction financing is closed, renovations are underway, and ~$2.4M in Federal and NYS historic tax credits are approved.

Prime Location

Situated in the heart of Lake Placid, a world-renowned, four-season destination with 3M+ annual visitors and $2B+ in regional spending.

02
Why Invest Here

What Makes This Extraordinary

Most real estate investors follow the herd — single-family homes, apartment complexes, storage facilities. Those categories have been exploited to the max. We found something better.

"I skate to where the puck is going to be, not where it has been"

— Wayne Gretzky

The Boutique Hotel Niche

There's one commercial asset category that most investors haven't discovered yet: boutique hotels. While the masses fight over picked-over apartment complexes and storage units, we're quietly building a portfolio in a space that's 8–10 years ahead of the curve.

Big-box hotels are fine for the business traveler who needs a clean bed and a decent meal between meetings. That's not us. Our specialty is a "niche within the niche" — boutique hotels that deliver unique and unforgettable experiences. We're experience junkies who live to create memories that guests carry with them long after checkout.

Every Space Tells A Story

Each property begins with a history of its own. We seek out one-of-a-kind hotels and give them new life — preserving their character while reimagining them for today's guests. The result? A stay that feels like discovering a well-kept secret.

Your Place For Adventure

Our properties sit where nature and daily life naturally intersect — mountain landscapes, quiet lakes, walkable towns shaped by local culture. Adventure isn't an agenda item; it's part of the rhythm.

Rooted In Place

From art crafted by local makers to materials sourced close to home, every property is shaped by the people and landscapes around it. We collaborate with communities, honor traditions, and design experiences that reflect their character.

"Some experiences are worth remembering while ours is simply unforgettable."

— W. Roger Salam

Untapped Asset Class

Boutique hotels remain one of the last undiscovered niches in commercial real estate — we're 8–10 years ahead of the curve while most investors crowd into apartments, storage, and mobile home parks.

Experience Economy Tailwinds

Today's travelers crave unique, memorable stays over cookie-cutter big-box hotels. Our "niche within the niche" — boutique hotels with unforgettable experiences — rides a secular shift in consumer demand.

Exceptional Projected Returns

41%+ IRR and 2.8x equity multiple over a four-year hold period, with ~$2.4M in Federal and NYS historic tax credits further enhancing investor returns.

De-Risked Execution

Construction financing is closed, renovations are underway, and historic tax credits are approved. This isn't a concept — it's a project in motion with tangible progress.

Irreplaceable Location

Lake Placid draws 3M+ visitors annually with $2B+ in regional spending. A two-time Winter Olympics host, it's a four-season destination where demand never sleeps.

Deep Value-Add Opportunity

Acquiring a historic, underperforming 60-key property at a fraction of replacement cost, then repositioning it as a premium wellness-focused retreat — the classic buy-low, transform, sell-high playbook.

Proven Leadership Team

Our team has successfully acquired, renovated, and operated 7 boutique hotels with 186 keys, delivering 26–39% ROIs. This isn't our first rodeo — experience matters.

Historic Tax Credits Advantage

~$2.4M in Federal and NYS historic tax credits are approved, providing a significant equity kicker that most competing deals simply can't offer.

Year-Round Revenue Engine

Unlike seasonal destinations, Lake Placid thrives in every season — skiing and winter sports, summer hiking and lake activities, fall foliage tourism, and spring wellness retreats.

Community-Rooted Philosophy

From locally sourced materials to partnerships with area artisans, every property we touch is shaped by its community. Guests feel the authenticity — and they come back for it.

"You miss 100% of the shots you don't take."

— Wayne Gretzky

03
The Property

A Landmark Reborn

"In the middle of difficulty lies opportunity"

— Albert Einstein

Hotel lobby with stone fireplace
Lobby & Lounge

Originally built in 1900 and known for a time as the Pines Inn, the St. Moritz Hotel is a six-story, 33,000-square-foot historic landmark located at 2302 Saranac Avenue in Lake Placid. The hotel has a rich history of hosting distinguished guests, including Albert Einstein and Robert Kennedy.

Our vision is to restore this iconic property to its former glory and beyond, creating a premier boutique wellness retreat featuring 60 luxury guest rooms, a full-service spa with salt cave and sauna, an outdoor pool, and an on-site restaurant.

Key Property Details
60
Guest Keys
33K
Sq. Feet
6
Stories
1900
Year Built

Phase 1

Complete June 2026$4.26M
  • 43 renovated guest rooms & hallways
  • New lobby, veranda & main lounge
  • New elevator for full accessibility
  • Back-end systems & infrastructure upgrades
  • Front facade renovation

Phase 2

Complete June 2027$1.98M
  • 17 additional guest rooms & hallways
  • New spa area (salt cave, massage rooms)
  • Pool, hot tub & patio deck
  • Restaurant & bar
  • Employee housing & rear facade updates
04
Financial Summary

Conservative Underwriting, Compelling Returns

Our financial projections are based on the actual performance of our nearby 24-key hotel, The Boha, which generates approximately $36,000 in revenue per key with limited amenities. The St. Moritz, with 60 keys and full amenities, is projected to significantly outperform these benchmarks.

"The individual investor should act consistently as an investor and not as a speculator"

— Benjamin Graham

41%+
Projected IRR
4-Year Hold
2.8x
Equity Multiple
On Invested Capital
12%+
Cash-on-Cash
Stabilized Year
$2.4M
Tax Credits
Federal & NYS HTC

Sources of Capital

SourceAmount%
GP Equity (Sponsor)$700K6%
LP Equity (Investors)$2.8M24%
USDA Loan (30-Year @ 8%)$8.3M70%
Total Sources$11.8M100%

Uses of Funds

UseAmount%
Real Estate Acquisition$5.0M42%
Renovation Budget$6.2M53%
Working Capital$250K2%
Closing Costs & Fees$350K3%
Total Uses$11.8M100%

Investor Return Waterfall

Structured 8% preferred return with 70/30 LP/GP split after return of capital.

YearCash-on-CashSource
Year 1-0.6%Ramp-up period (Phase 1 opening June)
Year 251.2%HTC distribution + cash flow
Year 352.9%HTC distribution + cash flow
Year 460.9%Cash-out refinance + cash flow
Year 5+10–12%Stabilized annual distributions

Key Deal Terms

Target Raise$3.5M
Minimum Investment$50,000
Preferred Return8%
LP/GP Split (Post-Pref)70% / 30%
Hold Period4 Years
Debt TermsUSDA 30-Yr @ 8%
LTC Ratio70%
Sponsor Co-Invest$700K (20%)
Tax-Free Distributions3–4 Years

7-Year Cash Flow Projections

YearOccupancyADRRevPARRevenueNOI
Year 1 (2026)52%$175$91$1.5M$536K
Year 2 (2027)54%$179$96$2.6M$1.3M
Year 3 (2028)55%$182$100$2.7M$1.4M
Year 4 (2029)56%$184$103$2.8M$1.4M
Year 5 (2030)57%$186$106$2.9M$1.4M
Year 7 (2032)59%$189$112$3.1M$1.5M

* Projections are based on conservative underwriting and comparable market data from the actual financial model. Actual results may vary. Past performance of similar projects is not indicative of future results.

Lake Placid aerial view at golden hour

Lake Placid, New York

A World-Class Destination for All Seasons

05
About the Location

Nestled in the heart of the six-million-acre Adirondack Park, Lake Placid is a legendary destination renowned for its stunning natural beauty, Olympic heritage, and charming small-town atmosphere. As a two-time host of the Winter Olympics (1932 and 1980), Lake Placid boasts world-class athletic facilities and a rich history of international competition.

Today, it is a thriving, four-season resort town that attracts visitors from major metropolitan areas including New York City, Boston, Toronto, and Montreal. The region's strict Adirondack Park Agency development regulations create high barriers to entry for new hotel projects, limiting competition and protecting the value of existing hospitality assets.

"In every walk with nature, one receives far more than he seeks"

— John Muir

3M+
Annual Visitors
$2B+
Regional Spending
2x
Olympic Host City
6M
Acres of Parkland

A Destination for Every Season

Lake Placid in Winter

Winter

World-class skiing at Whiteface Mountain, Olympic bobsled, ice skating on Mirror Lake, and snowshoeing through pristine Adirondack trails.

Lake Placid in Spring

Spring

Wildflower hikes, fly fishing on the Ausable River, and the awakening of the Adirondack wilderness with waterfalls at peak flow.

Lake Placid in Summer

Summer

Kayaking, canoeing, and swimming on pristine lakes. Hiking the High Peaks, golfing, and enjoying vibrant Main Street dining and shopping.

Lake Placid in Autumn

Autumn

Spectacular fall foliage across six million acres of Adirondack Park. Scenic drives, harvest festivals, and the region's most breathtaking vistas.

07
Market Analysis

A Supply-Constrained Market with Growing Demand

The Lake Placid hospitality market benefits from strong year-round demand, limited new supply due to Adirondack Park Agency regulations, and a growing trend toward experiential and wellness-focused travel. The St. Moritz Hotel is positioned to capture a premium segment of this market.

"Without data, you're just another person with an opinion"

— W. Edwards Deming

Strong Demand

3M+ annual visitors to the Lake Placid region with growing tourism spending year over year. Essex County tourism hit $910M in 2023.

Limited Supply

APA regulations restrict new development. Zero rooms under construction in the submarket, protecting existing assets and pricing power.

ADR Growth

Average daily rates up 33.7% since 2019, outpacing many comparable resort markets. Market sale price per room at $267K.

Boutique Gap

No true boutique wellness hotel exists in the market. Lake Placid outperformed Saratoga and Warren County resort markets.

Market Performance Indicators

Source: CoStar — Lake Placid, NY (USA) — Hospitality — Upper Upscale

Market Occupancy Rate
53.1%
12-month trailing (CoStar)
Average Daily Rate (ADR)
$206
Up 33.7% since 2019
RevPAR
$109
Revenue per available room
Tourism Spending (Essex County)
$910M
+11% YoY (2023)
Regional Visitor Spending
$2.3B
+6.6% YoY
Market Sale Price/Room
$267K
+6.3% YoY
Market Cap Rate
8.8%
Lake Placid submarket
Hotel Revenue Growth
+21.9%
2020–2023, totaling $81.4M

Competitive Set Analysis

PropertyKeysADROccupancyPositioning
Mirror Lake Inn128$350+70%+Full-service luxury
Whiteface Lodge94$400+65%+Luxury resort & spa
Grand Adirondack92$25066%Full-service, rooftop
Golden Arrow Lakeside165$27568%Lakefront resort
Crowne Plaza176$22565%Full-service chain
St. Moritz Hotel (Projected)60$175–$18952–59%Boutique wellness

Independent Appraisal by HVS

An independent appraisal conducted by HVS, the global leader in hotel valuation and consulting, assessed the property (as The Pines Inn) and its market potential. Prepared by Jerod S. Byrd, MAI, Managing Director, the appraisal confirms the strong fundamentals of the Lake Placid hospitality market and supports the projected stabilized value of the renovated St. Moritz Hotel.

Valuation StageTotal ValuePer Key
As-Is (Sep 2022)$4.9M$175K
When Complete (Dec 2023)$11.1M$230K
When Stabilized (Dec 2025)$12.4M$248K
Projected (60 Keys, Extrapolated)~$15M~$250K

The full HVS appraisal report is available upon request for qualified investors. Projected value with 60 keys is based on the HVS per-key valuation methodology.

08
About Us

A Partnership of Proven Expertise

Experience matters. A proven track record builds confidence. Caring for people counts — both for our team and our guests. Our leadership team brings together decades of complementary expertise in boutique hospitality, real estate investment, and business scaling — and this definitely isn't our first rodeo.

"Speed of the leader is the rate of the pack"

— W. Roger Salam

Our Collective Track Record

Together, our team has successfully acquired, renovated, and operated seven boutique hotels with 186 keys under management, consistently delivering 26–39% ROIs for investors. We combine hands-on hospitality operations expertise with sophisticated real estate investment strategies and a shared passion for creating unforgettable guest experiences.

7
Hotels Acquired
186
Keys Managed
26–39%
ROI Range
4.7–4.9★
Guest Ratings

As Featured In

USATODAY
NBC
CBS
abc

Portfolio Track Record

The Boha Hotel

Lake Placid, NY

Keys
24
ROI
39%

Adirondack Spruce Lodge

Whiteface Mt., NY

Keys
27
ROI
38%

Wolfjaw Lodge

Whiteface Mt., NY

Keys
13
ROI
39%

Point au Roche Lodge

Plattsburgh, NY

Keys
11
ROI
28%

Leadership Team

YB

Yuri Bouharevich

Sponsor Partner & CEO, White Rainbow

"Discipline wins championships on the ice and in business. Outwork everyone, protect your investors like teammates, and never stop competing for excellence."

— Yuri Bouharevich

Yuri Bouharevich is a seasoned real estate investor and entrepreneur with over 12 years of experience in commercial real estate, having been involved in over $1 billion of investment deals. A former professional hockey player who competed in the NHL, Yuri brings a unique combination of discipline, competitive drive, and financial acumen to his role as CEO of White Rainbow.

Under his leadership, the team has built a portfolio of seven boutique hotels across New York State, consistently delivering above-market returns for investors. Yuri's hands-on approach to hotel operations and his deep understanding of the Adirondack and Catskill markets have been key drivers of the team's success.

Yuri oversees all aspects of hotel acquisitions, renovations, and day-to-day operations. His 12-person in-house property management and operations team provides unified management, marketing, and maintenance across all properties — with centralized PMS, CRM, and revenue management systems ensuring operational excellence.

The properties under his management have earned exceptional guest ratings: 4.7 stars on Google (874 reviews), 4.9 stars on Airbnb (1,215 reviews), 9.5/10 on Expedia (1,127 reviews), and 4.8 stars on TripAdvisor (666 reviews) — a testament to the team's commitment to authentic, locally inspired hospitality.

MBA, Quinnipiac UniversityFormer NHL Player$1B+ Deal Volume7 Hotels Acquired186 Keys Managed
W. Roger Salam

W. Roger Salam

Managing Partner & CEO, USA Property Network

"The goal is to die with memories, not live with dreams. Go experience life. It's never too late to live your bucket list."

— W. Roger Salam

Wajed "Roger" Salam is a distinguished and award-winning inspirational speaker, best-selling author, real estate and blockchain/crypto investment specialist, and global mastermind leader. As the founder and CEO of USA Property Network LLC, he leads a nationwide real estate investing company specializing in single-family homes and land acquisition.

A UCLA honors graduate, Roger began his career on Tony Robbins' team, becoming the number one speaker and trainer. He was part of a tech startup during the dot-com era that skyrocketed to a $2 billion market cap in under two years. He later took a blockchain fintech venture public, achieving a peak market cap of $2.5 billion.

Roger started investing in real estate in 1999 and by the mid-2000s had amassed a portfolio of over 500 properties in the Tampa Bay area. He survived the 2008 financial crisis and rebuilt his career mastering creative financing strategies. He co-founded Equity & Help Utah LLC, recognized as one of the Inc. 500 fastest-growing companies, with clients in 13 countries.

With over 10,000 professional talks delivered worldwide across six continents, Roger has been named "Thought Leader of the Year" by the National Academy of Best-Selling Authors and "Humanitarian of the Year" by Global ICON Media Group. He integrates big data, AI, and technology platforms into every investment strategy.

UCLA Graduate500+ PropertiesInc. 500 Company10,000+ Talks WorldwideBest-Selling AuthorTony Robbins Team #1 Speaker
Rinat Khaybullin

Rinat Khaybullin

Partner, Capital & Investor Relations

"Build bridges across borders, think globally, and treat every investor's dollar as if it were your own. Trust is the only currency that never depreciates."

— Rinat Khaybullin

Rinat Khaybullin is a founder-grade operator with over 30 years of cross-industry experience driving revenue and scaling assets across real estate, telecommunications, hospitality, and marketing. He holds a PhD in Economics from the Russian Academy of Sciences and completed advanced studies in International Marketing and Business Development at Lomonosov Moscow State University.

Rinat has built, operated, and successfully exited multiple businesses both domestically and internationally — from founding Telemax Communication Inc., where he raised multimillion-dollar private and institutional financing to build wireless cable TV networks across 17 major Russian markets, to opening U.S. operations for one of Europe's largest petrochemical producers.

In real estate, Rinat has completed over 300 single-family residential transactions, specializing in creative financing strategies including flips, wholesales, lease options, and seller financing. He has developed and managed turnkey portfolios in growth markets and scaled a 61-house rental portfolio across Indiana metros, closing over $3 million in property transactions through strategic outreach and investor-grade deal structuring.

Recognized as a visionary strategist who integrates emotionally intelligent negotiation with institutional-grade execution, Rinat plays a critical role in capital raising, investor communications, and ensuring transparent reporting throughout the lifecycle of each project. He also serves on advisory boards for SailFuture and Remedy Cove, reflecting his commitment to community impact.

PhD in Economics300+ RE TransactionsCapital Raising ExpertInternational BusinessCreative Financing30+ Years Experience
09
Investor FAQ

Your Questions, Answered

"An investment in knowledge pays the best interest"

— Benjamin Franklin

Investment Structure & Returns

Market & Competition

Property & Development

Debt & Tax Credits

Exit Strategy & Risk

Accredited Investor Inquiry

Become a Part of the St. Moritz Story

Complete the form below to express your interest and receive detailed investment materials. This opportunity is available exclusively to accredited investors.

"The secret of getting ahead is getting started"

— Mark Twain

By submitting this form, you agree to receive communications regarding this investment opportunity. Your information will be kept confidential and will not be shared with third parties.