SEAHORSE BEACH BUNGALOWS — 17-KEY BOUTIQUE HOTEL | NORTH HUTCHINSON ISLAND, FL ASKING PRICE: $4,999,999 | $294,118/Key | 8.34% Going-In Cap Rate THE OFFERING Florida Dreams Realty Group presents Seahorse Beach Bungalows — a fully renovated, turnkey 17-key boutique hotel one block from the Atlantic on North Hutchinson Island, FL. Priced at $294,118/key, this is approximately 43% below the coastal boutique comparable tier average of $516,000/key and below replacement cost. IN-PLACE FINANCIALS (T-12: Aug 2025–Jul 2026) • Revenue: $551,297 • NOI: $416,774 • Cap Rate: 8.34% • Occupancy: 49.6% • ADR: $179.11 • RevPAR: $88.85 • Room-Nights Sold: 3,078 of 6,205 available • Expense Ratio: 24.4% Q1 2026 (Jan–Mar): $212,906 revenue | 71.3% occupancy | $195.15 ADR YTD Jan–Jul 2026: $354,848 revenue | $264,987 NOI TWO SCENARIOS — FULLY LOADED BASE CASE: 55% occupancy | $192 ADR | $903,335 total revenue | $513,791 NOI | 10.28% cap UPSIDE CASE: 58% occupancy | $200 ADR | $1,117,528 total revenue | $688,956 NOI | 13.78% cap Both scenarios carry full forward cost load including post-sale tax reassessment, incremental staff, 4% FF&E reserve, and a 7–10% buyer normalization reserve. ROOM MIX (17 KEYS) • 2 Queen Guest Rooms — $169/night • 10 Queen with Kitchenette — $189/night • 5 Double-Queen Suites (up to 6 guests) — $209/night • Mix-weighted rate card: $192.53 (before 15% resort fee) • 15 of 17 rooms ADA accessible TURNKEY — ZERO PIP EXPOSURE $1.5M top-to-bottom renovation completed 2023–2025: • Custom FF&E throughout • Walnut kitchenettes with quartz counters in 15/17 units • Two-burner cooktops, Keurig, air fryer, full refrigeration • New HVAC mini-split systems with individual climate control in all 17 units • New metal roof on 1925 building (2024) • Full renovation of flooring, bathrooms, lighting and millwork 12 UNTAPPED REVENUE STREAMS — BASE CASE +$248,087 Property currently operates rooms-only. Identified ancillary revenue opportunities: • Weddings & Events: $72,000 (12 events × $6,000) • Resort Fee (15%): $63,887 • Retreats & Buyouts: $24,000 • F&B/Café: $15,289 • Corporate/Meeting Space: $13,500 • Bike, Kayak & Beach Gear Rentals: $11,200 • Late Checkout & Early Check-In: $9,556 • Pet Fees: $9,556 • Parking & EV Charging: $9,000 • Vending & Sundries: $8,100 • Spa Revenue Share: $7,000 • Other: $5,000 Upside case total: $397,748 KEY ADVANTAGES • FLOOD ZONE X — No mandated flood insurance required (FIRM panel 12111C0181K) • Insurance ~$22,000/year (property + liability combined) • 15 of 17 rooms ADA accessible — captures corporate, government & medical-tourism bookings • Full architectural plans for resort pool, spa, cabana, sauna & fire pit convey with sale • Physical expansion to 20–22 keys supported by site • Active Certificate of Use | HIRD zoning with approved conditional use for lodging COMPARABLE SALES (PER KEY) • Grandview Gardens, West Palm Beach: $625,000/key (2025) • Vista Lago Beach House, Fort Pierce: $491,667/key (2026) • Jensen Beach Inn with Restaurant: $433,333/key (2026) • Tier Average: $516,000/key • SEAHORSE ASKS: $294,118/key — 43% below tier midpoint LOCATION & MARKET 2502 Tamarind Dr, North Hutchinson Island, FL 34949 | St. Lucie County • 1 block from Atlantic Ocean beach access • Pepper Park Beach: 0.5 mi • Fort Pierce Inlet State Park: 0.7 mi • Navy UDT-SEAL Museum: 1.2 mi • Downtown Fort Pierce: 4.5 mi • Treasure Coast International Airport: 7 mi (commercial service launching 2026) • Vero Beach luxury corridor: 22 mi • North Causeway Bridge replacement under construction Same 28-mile barrier island as Disney's Vero Beach Resort, Costa d'Este, Kimpton Vero Beach, Windsor and Orchid Island — at entry-tier pricing. PROPERTY DETAILS • 0.435± acres | 5,034 SF | Two buildings (1925 & 2007) • Masonry construction | Exterior corridor | 2.2 stories • Surface parking | Complimentary Wi-Fi | On-site laundry • Pet-friendly | Dedicated office/check-in • Property Tax: $44,712/yr (in place) • Parcel: 1425-603-0006-000-1 OFFERING PROCESS Offering Memorandum, operating workbook, monthly statements, rate schedules and architectural plans available upon executed NDA. Tours by appointment only — 24-hour notice required. Offers reviewed as received. Contact: Adriana Montes | Florida Dreams Realty Group Inc. License BK3096165 | (772) 321-5879 | adriana@floridadreamsrealty.com