LUMINA

|CAPITAL PARTNERS

INVESTMENT MEMORANDUM

The Kanab
Portfolio

A curated collection of hospitality assets in Southern Utah, positioned at the gateway to America's most iconic national parks.

Total Capitalization

$10M+

Target IRR

22-28%

Hold Period

7 Years

Equity Multiple

2.8x

Executive Overview

Lumina Capital Partners presents a rare opportunity to invest in a portfolio of premium hospitality assets in Kanab, Utah—the gateway to Zion National Park, Grand Canyon North Rim, Bryce Canyon, and Lake Powell.

The portfolio consists of two strategically positioned properties: The Canyons Collection, a boutique luxury hotel featuring a rooftop bar with panoramic red rock views, and a newly renovated Days Inn positioned for consistent cash flow. Together, these assets offer both growth potential and income stability.

Prime Location

Gateway to 5 national parks attracting 10M+ annual visitors to the region

Hilton Affiliation

Tapestry Collection branding unlocks premium positioning and global distribution

Strong Fundamentals

70% market occupancy with proven ADR growth trajectory year-over-year

Value-Add Upside

Operational improvements projected to drive 30%+ NOI growth over hold period

$63.2B

Airbnb Bookings/Year

$61.6B

Marriott Bookings/Year

$41.9B

Hilton Bookings/Year

The hybrid hospitality market represents a convergence of vacation rental flexibility with hotel-quality service. Discerning travelers increasingly seek unique, design-forward accommodations. Our portfolio captures this growing segment with institutional-quality assets.

Location

Kanab, Utah

Gateway to the Colorado Plateau

Gateway to the National Parks

Kanab sits at the crossroads of Southern Utah's most spectacular landscapes. Our properties offer unparalleled access to world-famous destinations while providing a sophisticated home base for exploration.

40 min

Zion National Park

Angels Landing, The Narrows, Emerald Pools

75 min

Bryce Canyon National Park

World-famous hoodoo formations & stargazing

80 min

Grand Canyon North Rim

Uncrowded access to one of Earth's wonders

45 min

Coyote Buttes / The Wave

Lottery-only permit site, among the rarest in the US

60 min

Grand Staircase-Escalante

5,000 sq miles of pristine wilderness

Lake Powell70 min

Antelope Canyon90 min

Monument Valley100 min

Coral Pink Sand Dunes20 min

Vermilion Cliffs30 min

190 N 300 W, Kanab, UT 84741

Kanab is experiencing unprecedented growth as travelers discover this hidden gem. With limited developable land and increasing demand, our portfolio occupies an irreplaceable position in this emerging luxury hospitality market.

The Portfolio

FLAGSHIP ASSET

The Canyons Collection

A boutique luxury hotel featuring 22 meticulously designed suites, a signature rooftop restaurant and bar, and panoramic views of Kanab's iconic red rock formations.

Keys

22 Suites

ADR Target

$425

Amenities

Full Service

Brand

Tapestry by Hilton

STABILIZED ASSET

Days Inn Kanab

A recently renovated 43-key select-service hotel delivering consistent cash flow with strong brand recognition and Wyndham loyalty program integration.

Keys

43 Rooms

ADR Target

$185

Occupancy

72%

Brand

Wyndham

BRAND PARTNERSHIP

Hilton Tapestry Collection

Our flagship property will join the Tapestry Collection by Hilton—a curated portfolio of unique, upscale hotels that maintain their individual character while benefiting from Hilton's global distribution.

150M+ Hilton Honors members
Global reservation system
Premium rate positioning
Brand standards excellence

Gallery

Grand Lobby & Reception

Double-height atrium with signature staircase

OUR INVESTMENT THESIS

Why Wellness Hospitality Now

Wellness is not a trend—it's a structural shift in how people travel, live, and spend. The big firms are too large to care about boutique properties. Lumina fills this gap with properties designed for wellness-first hospitality that command premium rates and drive superior returns.

$1.4T+

Global Wellness Tourism Market

53%

Higher Spend vs. Average Guests

20-40%

ADR Premium vs. Non-Wellness

None

Dedicated PE Capital

The Opportunity is Compounded By:

Aging Hotel Inventory

Requires capital reinvestment that wellness conversion can justify

Limited New Supply

High construction costs restrict new competitive development

Regulatory Tailwinds

Demand redirecting away from traditional hotel formats

Consumer Prioritization

Health and wellness experiences over material luxury

"The next decade of hospitality belongs to wellness, and we're building the portfolio that defines it."

Aman Resorts and Six Senses are developing ultra-luxury properties in the Kanab corridor—validating the market's trajectory as a world-class leisure destination. Lumina's Hilton Tapestry flag captures the branded mid-upper segment that these luxury entrants do not serve.

Wellness-First Amenities

Our properties feature world-class wellness infrastructure designed to attract health-conscious travelers and drive premium pricing.

Resort Pool & Courtyard

•Olympic-style heated pool
•Lounge & wellness area
•Outdoor fire pits
•Private cabanas

Wellness Courts

•Pickleball courts
•Fitness programming
•Wellness coaching available
•Outdoor yoga deck

Spa & Recovery

•Barrel saunas
•IV therapy
•Red light therapy
•Recovery lounges

Investment Highlights

Deal Overview

Total Capitalization$10M+

Hold Period7 Years

Target Returns

Target IRR22-28%

Equity Multiple2.8x

Detailed Projections

Full Financial Model Available Upon Request

Year-by-year pro forma projections, detailed NOI breakdowns, and exit scenario analysis are available after signing our NDA.

Leadership Team

Christopher Price

Chief Executive Officer

Christopher leads all strategic initiatives at Lumina Capital Partners with 20+ years of hospitality development experience. His portfolio includes successful projects across the Southwest with proven track records of exceeding investor return targets.

Shariann Carlo

Chief Operating Officer

Shariann manages all operational and financial aspects of company projects. Her expertise in asset management and profitability optimization has consistently delivered strong investor returns and operational excellence.

Documents

Investment Memorandum

Financial Model

Property Appraisal

Market Analysis Report

Subscription Agreement

TOTAL CAPITALIZATION