Tributer Villa Partnership

Rental income levers

Average nightly rate Resort listing showed ~$1,180/night for a summer midweek stay.

Occupancy of available nights

Member personal-use nights / yr Total for all four members and their families combined.

Rental manager's share of gross Tributer Resort program is 40% which includes 5% property maintenance & upkeep; self-managed STRs typically run 15–25%.

Financing

Down payment

Loan rate (30-yr fixed) LLC/DSCR investor loans quoted ~7.1%+ this month.

Members & ownership %

Mike Staples Nick Bruno Brad Long Mike Boissiere

Purchase & closing

Purchase price ($) Closing costs (% of price) Furniture package ($) Cost segregation study ($) TPOA fees ($) Operating reserve ($)

Monthly operating costs

TPOA ($/mo) (includes utilities) Property & Rental management fees ($/yr) Property tax (% of value) Insurance ($/yr) Utilities & internet not included in TPOA ($/mo) Repairs & upkeep not included in share of gross ($/mo) Supplies & linens ($/mo) LLC tax prep, bookkeeping ($/mo) Golf membership paid by LLC ($/mo)

Golf dues are left at $0 on the assumption each member carries his own membership. Enter a figure if the villa requires one held by the LLC.

Tax & exit assumptions

Land share of price (%) Cost seg: 5/7/15-yr share (%) Marginal tax rate, fed + VA (%) Treatment of the loss Selling costs at exit (%)

Cash to close, total

LLC monthly result

after rent, before taxes

Each 25% member, monthly

Year-1 tax savings per 25%

Each member's position

Monthly figures are the member's share of the LLC's shortfall (a capital call) or surplus (a distribution). Year-one tax savings are spread over 12 months to show the after-tax effect.

Monthly operating budget

Year-one tax return

Member monthly cash call vs. occupancy

Deal checks

Projected exit, per 25% member

Ignores depreciation recapture at sale, which taxes the bonus depreciation taken (up to 37% on the furniture and cost-seg portions, 25% on the rest).

Planning model only, not tax or legal advice. Figures are estimates: confirm TPOA fees, golf requirements, rental-program terms and owner-use rules with Tributer; property tax uses Louisa County's $0.72 per $100 rate on purchase price; depreciation assumes the villa is placed in service in January with an average guest stay of 7 nights or less (39-year nonresidential life) and 100% bonus depreciation under the 2025 tax act. Have the members' CPA confirm the passive-loss and personal-use treatment before relying on any tax benefit.