The Jungle Indoor

Waterpark Resort

Bettendorf, Iowa

For important risk and disclaimer information, Click here.

Industry

Hospitality/ Entertainment

Company Type

Theme Park

Size

$150 Million

Investment Type

Equity/Debt

For additional information, please contact:
Tamara Williams | Managing Director
(385) 600-1871
For additional information, please contact:
Gary Levy| Managing Director
(516) 457-0104

Overview


Avalon Development Group is raising $150 million of debt and equity for a mixed-use development in Bettendorf, Iowa called the Jungle Indoor Waterpark


The Jungle Indoor Waterpark Resort will be the only park of its kind within 185 miles


Features a 203-room hotel, 70,000 SF indoor waterpark, family entertainment center, restaurant, bar, meeting space, 90-pad RV park, (and rental villas at a later stage) on 45 acres


The city supports the project, offering potential incentives like Tax Increment Financing (TIF), grants, and sales tax rebates, pending financing


Experienced team led by S&L Hospitality, with seasoned designers and architects known for projects across the U.S. and globally

Market Opportunity


Target market: Quad Cities (5-city metro area on the Mississippi River in IA & IL) with a population of 474K (CSA)


High visitor traffic: 4 million+ annual visitors to Iron Tee Golf & TBK Sports Complex across from the site, with 70% from 11 surrounding states


Year-round resort with an indoor waterpark, avoiding seasonal limitations


Strategic location: High-visibility site off Interstate 80, across from TBK Sports Complex and Iron Tee Golf


Strong financials: Projected 22.6% leveraged IRR (assuming a ten-year hold period) driven by expected profitability of rental villas and hotel

Strategy


Unique project with top-tier team in management, architecture, design, and construction

Prime location on Interstate 80 at Middle Road, a high-visibility, high-traffic area near the TBK Sports Complex & Iron Tee Golf

Potential buyers for exit include REITs, private equity, and waterpark investors

Investment Overview


Total Project Cost: $150M (Debt: $112.5 million | Equity: $32.5 million | Incentives: $5 million)


Projected Returns*

  • Leveraged IRR: 22.6% (10-year exit at 9.0% CAP rate)
  • EBITDA Margins: Avg 41% over 10 years
  • Occupancy Rate: 71.5%
  • ADR: $227.59

 

* Unless otherwise referenced, all statements, projections and opinions were provided by Company management team. Past performance is not indicative of future results, and there can be no assurance that similar results will be achieved. Historical data and a detailed financial model with assumptions and scenario analysis functionality are available. Target returns and financial projections are presented solely to show Company’s objectives, should not be used as a primary basis to invest, and there is no assurance of future performance, or the adequacy of the methodology used. Private securities are speculative, illiquid, and carry a high degree of risk – including the loss of the entire investment. For use by institutional investors only; not for use by retail investors.  

Financial Overview and Projections


 

  • Revenue Breakdown (Year 1 Projections)
  • Hotel Revenue: $12.1M (ADR: $227.59, Occ: 71.5%)
  • Food and Beverage: $6.7M
  • Retail: $1.4M
  • Guest Experience: $1.8M
  • Family Entertainment Center: $2.5M
  • Waterpark Revenue: $6.5M
  • RV Park & Villas: $1.1M
  • Total: $32.1M

Comparable Market Analysis

*Great Wolf Lodge and Kalahari Resorts are both 185+ miles from location.

Management/Development Team


Michael Schumacher, President

Founder of Avalon Development Group with a 20-year career in property management, including property-level and area management experience with Simon Property Group, overseeing over 2,000,000 sq. ft. of commercial and retail property. Managed properties in Muscatine, Iowa; Tampa, Florida; and Myrtle Beach, South Carolina, for Jones Lang LaSalle. Served as Vice President with Five Star Properties, overseeing multifamily and commercial property portfolios. Studied economics and business administration at the University of Iowa.


Tim Condon – Advisor/Partner

CEO of the Condon Group. More than 25 years of experience in financial planning and analysis, strategic planning, human resource management and organizational development. Has negotiated more than $10 billion of economic development site selection and incentives.


Michael Lindner – Advisor/Partner

President of Hotel R&D with over 30 years of experience in the hospitality industry.


Eric Lund – Owner & Founder of S&L Hospitality-Management Company/Partner

Over 30 years of experience in the hospitality and waterpark industry and is one of the original founders of the Great Wolf Resorts.


Russell Construction – General Contractor/Partner

Founded in 1983 with experience in hospitality, commercial and industrial construction. Have grown to 3 offices and over 300 employees.


John Patrick Condon – Advisor and Board of Directors

Successful career spanning five decades as a Realtor with MEL FOSTER CO, historically the area’s #1 real estate firm. Leading sales associate with over $200,000 000 in sales. Founder and President of J.P. Condon, Inc, land development/construction company. Graduate of St Benedict’s College with BA degree in Sociology.

Specific Risks


  • If full funding is not secured, the project may be delayed, restructured, or fail entirely
  • If interest rates rise or if cash flows take longer to ramp up, debt servicing could become unmanageable, increasing default risk
  • Large-scale projects frequently exceed budget estimates due to rising material costs, supply chain issues, labor shortages, and permitting delays
  • Another developer could build a similar venue nearby
  • Waterparks and entertainment venues tend to have seasonal peaks and off-seasons
  • If Avalon fails to fill rooms and attract customers year-round, revenue will be volatile
  • If Avalon misses deadlines, costs rise, interest payments accrue, and the project timeline extends, reducing IRR
  • Macroeconomic risks – recession and consumer spending slowdown
  • Hospitality and entertainment businesses are highly sensitive to economic downturns
  • If inflation raises construction costs or interest rates rise, debt service costs will increase
  • Private securities are speculative, illiquid, and carry a high degree of risk – including the loss of the entire investment
Learn More About Avalon Development Group

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CONTACT US

Hi. We're not around right now. But you can send us an email and we'll get back to you, asap.

Thanks, Ken

Ken Margolis | Managing Partner Castle Placement, LLC
1460 Broadway Street, Rte 400
New York, New York 10036
(212) 418-1188 | C: (516) 712-7784
kmargolis@castleplacement.com

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