LUMINA
CAPITAL PARTNERSINVESTMENT MEMORANDUM
The Kanab
Portfolio
A curated collection of hospitality assets in Southern Utah, positioned at the gateway to America's most iconic national parks.
Rule 506(c) Offering — Available Only to Verified Accredited Investors
Total Capitalization (Targeted)
$19.60M
Hold Period (Targeted)
5 Years
Asset Class
Upscale
Strategy
Value-Add
Executive Overview
Lumina Capital Partners is evaluating a portfolio of hospitality assets in Kanab, Utah—the gateway to Zion National Park, Grand Canyon North Rim, Bryce Canyon, and Lake Powell.
The portfolio totals 78 keys across two adjacent properties, with an approved Hilton Tapestry Collection franchise: the existing 28-key Canyons Boutique Hotel and the existing 50-key Days Inn. The renovation plan includes a full Hilton PIP across all 78 keys plus a wellness compound and spa featuring a heated saltwater pool, hot tub, cold plunge, cedar barrel sauna, fire pits, and an indoor spa with red light therapy, a Himalayan salt sauna, IV therapy, and massage services.
This summary is for informational purposes only and is not an offer to sell or a solicitation of an offer to buy any security. Any such offer will be made only by means of a Private Placement Memorandum to verified accredited investors under Rule 506(c).
DEAL STATUS
BRAND STATUS
Strategic Location
Gateway to Zion, Bryce, Grand Canyon North Rim, Lake Powell. Combined regional visitation per NPS supports strong leisure demand.
Targeted Brand Conversion
Hilton has approved the Tapestry Collection franchise for the portfolio.
Market Fundamentals
Kanab submarket shows strong occupancy and ADR trends per industry data. Past market performance does not guarantee future results.
Value-Add Strategy
Investment includes property renovation, brand conversion, and operational repositioning. Targets detailed in PPM; not guarantees of performance.
TOTAL CAPITALIZATION (TARGETED)
$19.60M
CONTACT
info@lumina-capitalpartners.com
ANTICIPATED TIMELINE
(Targets; subject to closing, financing, and permitting)
Q3/Q4 2026
Capital Raise In Progress
Q4 2026
Acquisition Close (Targeted)
Q4 2026
Renovations Begin (Targeted)
Q2 2027
Brand Conversion
The Portfolio
APPROVED BRAND
Hilton Tapestry Collection
Lumina has received franchise approval from Hilton for the Tapestry Collection. The portfolio will operate under the Tapestry Collection flag following completion of the property improvement plan (PIP).
- 210M+ Hilton Honors members
- Global reservation system
- Premium rate positioning potential
The Canyons Boutique Hotel
Existing 28-key boutique hotel. Part of the unified Tapestry Collection resort undergoing full Hilton PIP with planned room and common area upgrades.
Current Keys
28 Keys
Target ADR
$251 (Y4)
Brand
Tapestry (Approved)
Status
Under LOI
Days Inn
Existing 50-key Days Inn adjacent to the Canyons Boutique Hotel. Part of the unified Tapestry Collection resort undergoing full Hilton PIP—planned upgrades include room renovations, lobby transformation, F&B addition, and exterior refresh.
Current Keys
50 Keys
Target ADR
$251 (Y4)
Brand
Tapestry (Approved)
Status
Under LOI
Wellness Compound & Spa
A curated wellness experience anchoring the resort, pairing an outdoor pool-and-recovery compound with an indoor spa offering red light therapy, a Himalayan salt sauna, steam therapy, IV therapy, and massage services. No ground-up construction—outdoor site work plus interior conversions of existing space.
OUTDOOR COMPOUND
INDOOR SPA
78
Total Keys
2
Properties
$251
Y4 Stabilized ADR
1
Hilton Flag (Approved)
Gallery
Architectural renderings and design concepts for the luxury wellness resort, showcasing the vision for renovated guest rooms, wellness amenities, and curated outdoor spaces.
Canyons Collection at Dusk (Rendering)
Concept rendering — planned rebrand, not actual property
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.
$1T+
Global Wellness Tourism Market
12%
Annual Growth Rate (CAGR)
$2.1T
Projected by 2030
Source: Global Wellness Institute, Global Wellness Economy Monitor 2024. Industry data is not specific to subject properties.
Sponsor's View of Contributing Market Dynamics:
Aging Branded Hotel Inventory
Many Mountain West gateway-market hotels built pre-2010 require PIP-level capital reinvestment
Limited New Supply
Elevated construction costs and limited developable land in Kanab restrict new branded development
Consumer Trends
Published industry data indicates rising consumer spend on wellness and experiential travel
"The next decade of hospitality belongs to wellness, and we're building the portfolio that defines it." — Sponsor opinion; not a guarantee of future performance
Publicly reported ultra-luxury development activity in the broader Kanab corridor supports Lumina's thesis that the market is positioned for further hospitality investment. Lumina's portfolio is positioned in the branded upscale segment, which is distinct from the ultra-luxury segment. Market views expressed are the sponsor's opinion and are not a guarantee of future performance.
Planned Wellness Amenities
(Subject to Renovation, Permitting, and Brand Approval)
The amenities described below are part of the planned renovation and repositioning. None currently exist on the property as of the date of this presentation. Completion, scope, and timing are subject to design finalization, permitting, brand approval, and renovation execution. No ground-up construction is contemplated—amenities consist of outdoor site work and a gym conversion of an existing room.
Planned Resort Pool & Courtyard
- •Planned heated outdoor pool
- •Planned lounge & wellness area
- •Planned outdoor fire pits
- •Planned private cabanas
Planned Spa & Recovery
- •Planned red light therapy
- •Planned Himalayan salt sauna
- •Planned IV therapy lounge
- •Planned massage treatment rooms
CULINARY PARTNERSHIP
Chef Shon Foster & Sego Restaurant
Sego Restaurant, already located in the Canyons Boutique Hotel, will anchor the resort's culinary program. Chef Foster—former executive chef at luxury resort Amangiri and recognized by Travel & Leisure—brings his acclaimed farm-to-table philosophy to the resort.
Utah Chef of the Year
2023
Restaurateur of the Year
2026
Best New Concept
Fine Dine 2018
OpenTable Diners' Choice
Since 2017
- Former executive chef at Amangiri
- Featured by Outside Magazine as top restaurant in Kanab
- Farm-to-table fine dining with local ingredients
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.
Zion National Park
Bryce Canyon National Park
Grand Canyon North Rim
Coyote Buttes / The Wave
Grand Staircase-Escalante
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.
Market Opportunity
Kanab Market vs Subject Pro Forma
| Metric | Market (STR T-12) | Subject Y4 Pro Forma |
|---|---|---|
| ADR | $169 | $251 |
| Occupancy | 65.8% | 70.0% |
| RevPAR | $70 | $175 |
Source: CoStar / STR Hospitality Data Grid, T12 ending Feb 2026. Subject pro forma from current proforma (June 2026).
Regional Market Drivers
Zion Visitation (2024)
4.9M+ annually
+7.5% YoY growth
Supply Dynamics
~350 keys
Existing branded supply; limited new pipeline
Source: NPS Official Statistics 2024; CoStar competitive set.
Ultra-Luxury Activity: Six Senses Camp Korongo, a 41-pavilion luxury resort developed by IHG and Canyon Global Partners, was announced in January 2026 with an anticipated 2029 opening. Amangiri, an ultra-luxury Aman property located 90 minutes south, has operated since 2009. This ultra-luxury activity validates the Kanab corridor; our branded upscale positioning captures demand at price points the ultra-luxury segment will not serve.
Competitive Set
Kanab market positioning analysis
| Property | Keys | ADR |
|---|---|---|
| La Quinta Inn Kanab* | 94 | $149 |
| Best Western Red Hills* | 74 | $165 |
| Holiday Inn Express* | 82 | $189 |
| Hampton Inn Kanab* | 81 | $195 |
| Best Friends Roadhouse & Mercantile* | 40 | $202 |
| Canyons Collection (Pro Forma) | 78 | $251 |
Indicative ADR ranges from public booking platforms (Booking.com, Expedia) sampled May 2026. Comp set positioning to be validated against full STR / CoStar comp set in DD. *Key counts from brand websites.
Aspirational Reference: Hotel DeNovo Springdale (Tapestry Collection, 40 mi from Kanab) commands $309 weeknight and $665 weekend (KAYAK May 2026). Subject Y4 stabilized ADR $251 is 19% below DeNovo weeknight, preserving meaningful pricing headroom.
Capital Stack & Sources of Funds
$19.60M total capitalization
LP Equity Available: $4.11M
Accredited investors only
Total cash equity of $4.57M (after $13.33M senior debt + $1.70M seller carry)
Investment Summary
Deal Overview
Targeted Returns
Specific targeted IRR, equity multiple, cash-on-cash, sensitivity analysis, and full assumptions are disclosed only in the Private Placement Memorandum, available to verified accredited investors under Rule 506(c) following accreditation verification.
Targets are not guarantees of performance. Actual results may vary materially.
Use of Funds
(Preliminary allocation — subject to final structuring and closing)
PIP Scope Overview
Targeted Property Improvement Plan covers the entire 78-key resort—both the Canyons Boutique Hotel and Days Inn. Planned scope includes full room renovation (case goods, soft goods, bathrooms), lobby transformation, F&B concept addition, exterior facade refresh, and brand signage. Detailed PIP schedule and contractor bids available in the full data room.
Full Financial Model
Available in Data Room
Year-by-year pro forma, detailed NOI build-up, waterfall/promote structure, debt terms, and full exit scenario analysis.
Leadership Team
SPONSOR TRACK RECORD
30+
Properties Managed
Signature Stays Track Record:
Before launching Lumina Capital Partners, our team built Signature Stays — a 30+ property hospitality management portfolio across Seattle, WA and Southern California. Every property represents the same value-add thesis we bring to the fund: identify underperformance, implement operational systems, transform the guest experience, and drive revenue.
CASE STUDY: VALUE-ADD TRANSFORMATION
A 4-bedroom underperforming property generating less than $50,000 per year. Our team transformed it with intentional design and added capacity by activating unused spaces.
BEFORE
$50K
AFTER YEAR 1
$120K+
140%+ Revenue Increase
Christopher Price
Founding & Managing Partner
Christopher Price is a hospitality operator and investor relations leader who founded Signature Stays, a luxury property management company spanning Southern California and Western Washington. His focus has always been on value-add: identifying underperforming short-term rental and hospitality properties, diagnosing what is broken, and transforming them into top-performing assets. Chris leads deal sourcing, acquisition strategy, investor relations, and asset management for Lumina Capital Partners.
Shariann Carlo
Founder & Managing Partner
Shariann Carlo is the Founder and Managing Partner of Lumina Capital Partners, where she leads the firm's operations and technology. She brings a background spanning hospitality, real estate, graphic design, and business operations. In addition to leading Lumina Capital Partners, Shariann is the Founder and CEO of Lumina, a luxury hospitality and vacation rental management company specializing in high-end homes and guest experiences. Her experience overseeing hospitality operations, revenue optimization, owner relations, and luxury guest services provides the operational foundation behind Lumina Capital Partners' investment strategy and long-term vision.
Mitch Pinckard
Co-Managing Partner
25+ years of finance and capital-markets experience, with an MRED and extensive expertise structuring debt, equity, mezzanine, and bridge financing for complex real estate developments. Proven ability to assemble development teams and guide projects from concept through completion across multiple asset classes.
Deal Team
| Role | Firm / Contact |
|---|---|
| Sponsor / GP | Lumina Capital Partners |
| Legal Counsel | TBD |
| Lender | TBD |
| PIP Consultant | Hilton Representative |
| General Contractor | TBD (Bidding Q3) |