PHilo hospitality
ABOUT:
Philo Hospitality Fund 1 is a $15M hotel acquisition fund targeting three assets in outdoor leisure markets across the western US. The fund is run by Philo Ventures, a Utah-based investment platform with $229M in AUM and five operating hotels in its portfolio.
Philo doesn't buy hotels in cities. They buy owner-operated midscale properties near national parks and outdoor recreation markets, where institutional capital rarely shows up. They acquire below replacement cost, remove the old franchise brand, renovate, and reposition to market cap rates.
The resilience data is the reason this thesis works. National Park gateway markets held up through the 2020 downturn at nearly double the RevPAR of urban hotels, rebounded a full year ahead of the national average, and are now 38.1% above 2019 levels. The national hotel average is 15.8%. Drive-to beats fly-to in every downturn. Philo has acquired or built five hotels in Utah, Wyoming, Alaska, and Oregon, with a combined $41M in acquisition and build cost.
EXPECTED RETURNS:
• Philo Hospitality Fund 1 projects a 17.37% LP IRR and a 2.08x multiple on invested capital over a 72-month hold.
• LPs earn an 8% preferred return with return of capital before any GP promote kicks in. Cash flow ramps as the three pipeline assets complete renovation and stabilize, with the bulk of distributions landing in Years 5 and 6 at disposition.
DETAILS:
Expected Raise:
$15,000,000
Minimum Investment:
$150,000
Deal Type:
Real Estate
Investor Type:
Accredited
PROJECT LINKS:
Allocation is limited. Please complete the onboarding survey only once you are ready to onboard and fund.
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DISCLOSURE
Everything you see here is for informational and educational purposes only—this isn’t investment advice, and it’s definitely not a solicitation to buy or sell any security. Every investment involves risk, and while we do our best to present strong opportunities, past performance never guarantees future results. Any return projections are based on what we know and believe today, and things can change. Always talk with your CPA, attorney, or financial advisor before making any investment decision.
And here's the part we’re proud of—alignment: I personally invest in the same deals we bring to Growth Circle. I'm not just showing you what’s out there; I’m putting skin in the game right alongside you. In some cases, I may have ownership or business relationships with the teams behind these deals, and that means I might earn a share of the upside when you invest. I believe in being transparent about that. As always, you’re in control. Do your own diligence, ask the hard questions, and invest when it makes sense for you.