Key Terms
| Security | Regulation D 506(c) private placement |
| Issuer | LP Kirtley Road LLC — Sponsor: GP Kirtley Road LLC |
| Investment class | Class A Membership Units |
| Minimum investment | $25,000 |
| Maximum raise | $6.8M total Class A equity1 |
| Preferred return | 10% — 100% of distributable cash to investors until a 10% IRR |
| Exit assumption | Sale after four years of operations (illustrative; calendar hold includes the construction period) |
| Investor type | Verified accredited investors (Rule 506(c)) |
| Current round closes | January 15, 2027, or earlier if fully subscribed |
1. $6.8M is total Class A equity in the PPM Sources of Funds ($6,797,508): the $6,658,877 maximum offering amount of this Reg D 506(c) offering plus approximately $138,631 already raised through other offerings.
Class A Pricing by Investment Level
Through October 31, 2026 — prior PPM terms
| Class / Investment | Unit Price | Target IRR | Target MOIC |
|---|---|---|---|
| Founders Tier IV — $125k+ | $1.00 | 38.1% | 3.12× |
| Preferred — $100k–$124.9k | $1.03 | 36.9% | 3.03× |
| Preferred — $50k–$99.9k | $1.13 | 33.2% | 2.76× |
| Standard — $25k–$49.9k | $1.40 | 25.1% | 2.23× |
November 1, 2026 – January 15, 2027 — closes earlier if fully subscribed
| Class / Investment | Unit Price | Target IRR | Target MOIC |
|---|---|---|---|
| Founders Tier IV — $150k+ | $1.00 | 38.1% | 3.12× |
| Preferred — $100k–$149.9k | $1.06 | 35.7% | 2.94× |
| Preferred — $50k–$99.9k | $1.16 | 32.1% | 2.69× |
| Standard — $25k–$49.9k | $1.40 | 25.1% | 2.23× |
Tier IV returns are modeled directly; Preferred and Standard returns are derived from the same cash flows by unit-price scaling, so a higher unit price produces proportionately lower returns. All figures are targets and projections, not guarantees; actual results may differ materially. November 1, 2026 – January 15, 2027 terms are offered under the Company's reserved right in the PPM to modify Tier IV eligibility and unit pricing and are subject to the PPM, as supplemented. Each window closes earlier if fully subscribed.
Exit & cash flow assumption: all target IRR and MOIC figures above assume an illustrative sale of the asset after four years of operations. Projected investor cash flows are based on projected annual cash flows from operations and sale proceeds of the asset at exit; the calendar hold includes the construction period. Projected returns depend on subscription, construction, and exit timing; no outcome is assured. Alternative longer-hold scenarios are presented in the investment package.
Class Benefits
- Founders Class · Tier IV — 12 complimentary resort nights · 15% resort discounts · opening-ceremony invitation · 5% share of the Sponsor's promote, shared ratably pursuant to the applicable side letter.
- Preferred Class — 8 complimentary nights · 10% resort discounts · early access to future MayaVita offerings.
- Standard Class — standard $1.40 unit price with the same Class A rights and distribution priority as all Class A Members.
Distribution Waterfall
- 1. Debt service — principal and interest payments.
- 2. 10% return hurdle — 100% of remaining cash flow to all investors until a 10% IRR is achieved.
- 3. Up to a 20% IRR — remaining cash split 80% to investors / 20% to the Sponsor.
- 4. Above a 20% IRR — 60% to investors / 40% to the Sponsor.
Tier IV Promote Participation
The promote is the Sponsor's share of profits after investors receive their 10% return hurdle (steps 3 and 4 above). Tier IV investors receive 5% of the Sponsor's promote, split among them in proportion to their investment — on top of their regular Class A distributions. Example: a $1,000,000 promote means $50,000 distributed among Tier IV investors. Details are set out in the applicable side letter and the PPM.
Sponsor Fees & Alignment
Sponsor equity is invested alongside Class A Members. Sponsor and affiliate fees — including a development management fee and certain acquisition, offering, and marketing fees — are factored into the projections presented in the investment package. The complete fee schedule is set out in the PPM, as supplemented.
Liquidity & Transfer Restrictions
The units are not registered under the Securities Act, no public market exists or is expected to develop, and transfers are restricted. Investors must be prepared to hold their investment indefinitely. Distributions and any liquidity event depend on project performance and are not guaranteed.
This page is a summary for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any offer is made only through the Company's confidential Private Placement Memorandum, as supplemented, and related subscription documents, to verified accredited investors. In the event of any inconsistency, the Offering Documents control. See our Risk Disclosures.