About This Website
This website is published by GP Kirtley Road LLC (the "Sponsor") for informational purposes in connection with a private offering of Class A membership units of LP Kirtley Road LLC (the "Company") conducted under Rule 506(c) of Regulation D. Nothing on this website constitutes an offer to sell or a solicitation of an offer to buy any security. Any offer or sale will be made only pursuant to the Company's confidential Private Placement Memorandum (the "PPM"), as supplemented, and related subscription documents (together, the "Offering Documents"), and only to investors whose status as accredited investors has been verified in accordance with Rule 506(c). In the event of any inconsistency between this website and the Offering Documents, the Offering Documents control.
Forward-Looking Statements
This website contains forward-looking statements, including targeted or projected returns, internal rates of return, equity multiples, distributions, development timelines, costs, occupancy, rates, revenues, values, and tax outcomes. Forward-looking statements are based on the Sponsor's current budgets, estimates, assumptions, and third-party reports, each of which may prove incorrect. Actual results may differ materially from those projected, and no outcome is assured. Words such as "target," "projected," "estimated," "anticipated," "illustrative," and similar expressions identify forward-looking statements. The Sponsor undertakes no obligation to update any forward-looking statement.
Summary of Risk Factors
An investment in the Company involves substantial risk, including the possible loss of all or substantially all of your investment. The risk factors described in the PPM include, among others:
- Development and construction risk. The project is in the pre-construction stage. Construction may be delayed, cost more than budgeted, or not be completed.
- Financing risk. The USDA construction loan and C-PACE financing have not yet closed and remain subject to conditions. If debt financing does not close on expected terms, the project may be delayed, restructured, or abandoned.
- No operating history. The resort has not opened and has no operating history; projections are based on assumptions about future performance.
- Leverage. The project's high loan-to-cost structure magnifies both potential returns and potential losses, and debt service obligations must be met before distributions to investors.
- Illiquidity and transfer restrictions. The units are not registered, no public market exists or is expected, and transfers are restricted. Investors must be prepared to hold indefinitely.
- No assurance of distributions. Distributions, preferred returns, and any liquidity event depend on project performance and are not guaranteed.
- Reliance on the Sponsor and key personnel. The Company depends on the Sponsor and its principals; investors have limited control.
- Conflicts of interest and fees. The Sponsor and its affiliates receive fees and promote interests described in the PPM, which create conflicts of interest.
- Market and competition risk. Demand, room rates, and exit values depend on economic, travel, and hospitality market conditions outside the Sponsor's control.
- Tax risk. Tax benefits, including any bonus depreciation, depend on each investor's individual circumstances and on tax law that may change. Investors should consult their own tax advisors.
This summary is not complete. Prospective investors must read the "Risk Factors" and all other sections of the PPM in full before investing.
Past Performance
References on this website to prior projects or transactions of the Sponsor's principals, including any prior sale or exit, are historical. Past performance is not indicative of future results, and there is no assurance that this project will achieve comparable outcomes.
No Advice
Nothing on this website is investment, legal, accounting, or tax advice. Each prospective investor should conduct independent due diligence and consult its own advisors.
Fraud & Impersonation Notice
MayaVita and the Sponsor communicate only from official channels, including this website and email addresses ending in @blu-realty.com. We will never ask you to wire funds based on an unsolicited message, social-media contact, or messaging app. If you receive a communication claiming to be from MayaVita that seems suspicious, verify it with us directly at ahmed.helmi@blu-realty.com before acting.
Questions
All communications and inquiries relating to the offering should be directed to an authorized representative of the Sponsor at ahmed.helmi@blu-realty.com.