Strong ROI Potential
Capitalize on growing demand for modern lodging in a revitalized market — short and mid-term rental positioning reduces eviction risk and turnover cost versus traditional multifamily.
Atlantic City · Mixed-Use Development
1809 Arctic.
Twenty-four modern residences above a vibrant ground-floor restaurant, with on-site parking — purpose-built for Atlantic City's lodging gap, seven minutes from the Convention Center.
- Program
- 24 + 2residences + commercial units
- Equity Raise
- $10M6% preferred return
- Projected IRR
- 16.8%2.1x equity multiple
- Exit Valuation
- $19.5M8-year strategic hold
№ 01 — The Vision
SHT G-001
A market gap,
met with precision.
Atlantic City draws millions of convention-goers and visitors every year — yet offers them almost nowhere modern to stay outside the casino towers. 1809 Arctic answers that gap directly: apartment-style furnished lodging with the one amenity this market chronically lacks — parking.
The project is a ground-up construction in the heart of the central business district, pairing twenty-four contemporary residences with a vibrant ground-floor restaurant that anchors the street and secures commercial tenancy from day one.
Development Overview
New construction · 24 furnished mixed-use residences · 2 commercial units · ground-floor restaurant · on-site rear parking · premium fitness center · roof terrace — engineered for short and mid-term stays.
№ 02 — The Building
SHT A-201 · Street Elevation
Schematic street elevation — not to scale
FIG. 02
Five stories,
one complete program.
Type IIIA residential construction over a Type IA podium — a proven, efficient build for coastal mixed-use.
- RFRoof TerraceShared amenity deck with skyline and ocean aspect+1
- L2–L5Furnished Residences24 contemporary apartment-style units across four floors24
- L1Restaurant · Lobby · CommercialVibrant street frontage securing commercial tenancy2
- REARParking + Fitness CenterRear on-site parking and premium fitness — the amenities this market chronically lacksP
30,000 SF GBA
CBD Zoning
FEMA AE · BFE 9.0′ / FFE 10.0′
16–20 Mo. Schedule
№ 03 — Location
SHT C-101 · Site Context
Seven minutes
from everything.
Positioned in the central business district on Arctic Avenue — between the Convention Center, the outlets, and the beach.
- Atlantic City Convention CenterSteady, year-round demand from conventions and events7 min walk
- Tanger Outlets — The Walk100+ retail outlets, blocks from the front doorAdjacent blocks
- ShopRite & StarbucksDaily essentials within easy reach for extended staysWalking distance
- Boardwalk & BeachesAtlantic City's renowned oceanfrontShort walk
Site context — stylized, not to scale
FIG. 03
№ 04 — Market Opportunity
SHT MKT-101
The gap is the thesis.
Atlantic City has an urgent, persistent shortage of apartment-style lodging with adequate parking. 1809 Arctic is purpose-built to fill it — a superior guest experience with strong investment fundamentals.
Favorable Tax Incentives
Local development incentives designed to spur new construction in the central business district improve project economics from day one.
High Occupancy Projections
Convention-goers, traveling professionals, and tourists generate steady, year-round demand — distributed via Airbnb, VRBO, Furnished Finder, and direct corporate outreach.
- Average Daily Rate
- $450per night, projected
- Occupancy Trajectory
- 40 → 54%stabilization projection
- Avg. Cash-on-Cash
- 9.71%ranging 5.1% – 16.1% over hold
№ 05 — The Offering
SHT FIN-301 · Class B Estimate
Underwritten, not imagined.
A $10M equity raise with a 6% preferred return, structured through a Class A/B/C waterfall — against a Class B schematic construction estimate priced to AACE standards.
- Total Project Cost
- $11.2Mincluding land
- Equity Raise
- $10M6% preferred return
- Projected IRR
- 16.8%internal rate of return
- Equity Multiple
- 2.1xon invested equity
- Stabilized NOI
- ~$1.0Mannually, projected
- Exit Valuation
- $19.5M8-year hold target
Construction Budget — Class B Schematic
| Cost Category | Amount | % Total | $ / GSF |
|---|---|---|---|
| Hard Costs — Direct Trade Work | $6,614,395 | 60.4% | $220.48 |
| Hard Costs — General Conditions | $664,300 | 6.1% | $22.14 |
| GC Fee / Overhead & Profit | $582,296 | 5.3% | $19.41 |
| Builder's Risk Insurance | $98,262 | 0.9% | $3.28 |
| Construction Contingency | $636,740 | 5.8% | $21.22 |
| Total Hard Costs | $8,595,993 | 78.6% | $286.53 |
| Total Soft Costs | $2,347,000 | 21.4% | $78.23 |
| Total Project Cost (excl. land) | $10,942,993 | 100.0% | $364.77 |
Estimate basis: Class B schematic design estimate per AACE International standards, accuracy −15% / +25%. Open-shop labor with limited union scope (elevator, fire sprinkler). South Jersey / Atlantic County pricing with coastal and flood-zone premiums, Q2 2026 lumber, steel, and labor markets. Excludes land acquisition, off-site improvements, and retail tenant FF&E.
Cost Allocation
Direct Trade Work$6.61M
General Conditions$664K
GC Fee / O&P$582K
Contingency + Insurance$735K
Soft Costs$2.35M
Distribution Waterfall
1
Preferred Return 6%
Paid to investors first, ahead of any sponsor participation.
2
Month-37 Refinance 98%
Targeted return of $10,996,246 of investor capital at stabilization.
A
Class A Equity
Senior split after the preferred return is satisfied.
B
Class B Equity
Mezzanine tier allocation.
C
Class C Equity
Residual returns, distributed last.
№ 06 — Business Plan
SHT OPS-101
Strategy
Fill the lodging inventory gap. Atlantic City's demand for flexible, apartment-style stays far outstrips its modern supply — 1809 Arctic is positioned squarely in that void.
Execution
Build 24 furnished units plus a ground-floor restaurant and on-site parking — one integrated asset engineered for the short and mid-term rental model.
Distribution
Airbnb, VRBO, Furnished Finder and direct outreach to corporate clients — diversified channels, no single point of demand.
№ 07 — Track Record
SHT REF-101 · Case Studies
Proven on smaller stages.
The sponsor team has acquired, operated, and returned capital on short-term rental assets across three markets.
Little Rock, AR
Little Rock Property
- Purchase Price
- $1.2M
- Nightly Rates
- $180 – $250
- Equity Returned
- $750K
Atlantic City, NJ
Orange Loop Townhomes
- Purchase Price
- $2.5M
- Nightly Rates
- $300 – $450
- Equity Returned
- $1.5M
New Jersey Shore
Ocean Ave Properties
- Purchase Price
- $4.0M
- Nightly Rates
- $500 – $800
- Equity Returned
- $2.8M
№ 08 — The Sponsor
SHT PPL-101
Development, hospitality,
and local depth.
Three disciplines under one roof — strategic vision, operational excellence, and Atlantic City market expertise.
James Kang
Development & Finance
Seasoned real estate developer with a proven record across acquisition, financial structuring, construction management, and exit — the strategic lead on 1809 Arctic from dirt to disposition.
Jeanie Kang
Hospitality & STR Operations
Deep experience in hospitality management and short-term rental operations — guest experience, dynamic pricing, and operational efficiency that convert occupancy into returns.
Beth & Kurt Kwart
Local Market & Property Management
Atlantic City market experts with deep roots in local regulations, community engagement, and property management — the on-the-ground advantage.
№ 09 — Milestones & Exit
SHT SCH-401
A structured path
to liquidity.
- Phase 1Land Acquisition & ZoningPrime CBD parcel secured on Arctic AvenueCompleted
- Phase 2Architectural Design & ApprovalsSchematic design priced; approvals advancingIn Progress
- Phase 3Construction & Development16–20 month build scheduleUpcoming
- Phase 4Leasing & Operations LaunchStabilize occupancy across distribution channelsUpcoming
- Phase 5Refinance — Month 37Targeted return of 98% of investor capitalUpcoming
- Phase 6Exit — Year 8Sale or long-term hold at $19.5M target valuationUpcoming
Refinance
98%
of investor capital targeted for return at the month-37 refinance.
Hold Period
8 yrs
strategic horizon balancing cash flow and appreciation.
Exit Valuation
$19.5M
projected realization through sale or long-term hold strategy.
Review the full offering.
The investor pitch deck covers the complete financial model, construction budget, waterfall structure, and exit strategy — and the sponsor team is available for a direct walkthrough.