The Master Plan — Phased Restoration & Expansion

From Seasonal Relic to Year-Round Landmark

A phased blueprint to restore the historic Cold Spring Valley Racquet Club and expand it into a 12-month, institutional-grade athletic facility. Each phase is a discrete capital milestone — restoration first, expansion second, with optional amenity extensions funded by ROI as the business model proves out.

The Capital Strategy

Reinvest or Exit

As ROI materializes, investors face a clear choice. The phased structure means capital is never committed beyond the proven milestone — and every extension is a deliberate, performance-gated decision.

Reinvest

Reinvest ROI proceeds into further amenity extensions — growing the asset, its revenue base, and its long-term valuation.

Exit

Exit with full liquidity. The phased structure means capital is never committed beyond the proven milestone.

Phase I — Restoration

Restoring the Original Club

Before a single new structure rises, every existing element of the historic club is returned to its original standard. This is the foundation — the work that makes the property operable, presentable, and ready for expansion.

Clubhouse

Restore the historic clubhouse to its original character — detailed below.

Sheds & Outbuildings

Rebuild storage and maintenance structures to operational standard.

Landscaping & Grounds

Restore outdoor landscaping, plantings, and grounds fixtures.

Masonry

Repair stonework, retaining walls, walkways, and hardscaping.

Tennis Courts

Resurface and re-level the existing clay courts to professional standard.

Utility Facilities

Upgrade plumbing, electrical, and water systems for year-round demand.

The Clubhouse — In Detail

Locker Rooms & Showers

Men's and women's locker rooms fully restored and remodeled — preserving the original charm while updating to modern appliances, showers, sinks, and toilets.

Bar & Kitchen

Restored and remodeled with modern commercial-grade utilities — sinks, stovetops, and large-scale equipment. A restored walk-in freezer sits below the bar area.

Windows & Doors

All windows and doors replaced throughout the clubhouse.

Structural Condition

The main clubhouse is overbuilt and structurally sound — beyond doors and windows, it requires only minor resurfacing and repairs.

Entrance & Deck Canopies

New canopies over the front entrance and outdoor deck, with retracting canopies for shaded outdoor dining areas.

Outdoor Comfort

Heating and removable wind screens added to extend seasonal use of outdoor spaces.

Rebranding

The clubhouse is rebranded to signal readiness for the year-round facilities that will follow upon the success and projected returns of the restoration.

Systems & Infrastructure

Electrical Rewiring

Full electrical rewiring throughout the clubhouse to modern code and capacity.

HVAC Systems

New HVAC systems installed for year-round climate control and comfort.

Sheetrock Replacement

Minimal sheetrock replacement — only where required after the HVAC and electrical rewiring is complete.

Light Fixtures

New clubhouse light fixtures and finishes throughout, restoring period character with modern performance.

Phase II — Year-Round Expansion

A 12-Month Athletic Facility

With the original club restored, the expansion transforms the property into a year-round facility — capturing revenue across every season and broadening the membership base beyond tennis alone.

Pickleball Courts

Four or more new courts with shade canopies, wind covers, radiant heating, and lighting for year-round play.

Sports Conditioning Gym

Professional tennis-specific training equipment, strength conditioning, and footwork training.

Locker Rooms

Modern multi locker rooms and bathrooms serving the expanded facility.

Recovery Section

Steam room, cold plunge, and Epsom salt jacuzzi for post-match recovery.

Phase III — Contingent Extension

The Recovery Wing

The sauna is an extension to the gym — built only after Phase I restoration is complete and the business model's ROI projections are proven solid. These additional amenity extensions are evaluated as the investment proceeds and either executed or deferred based on performance.

Sauna

A sauna extension to the conditioning gym — the anchor amenity of the recovery wing.

Cold Plunge

Cold plunge therapy for athletic recovery and circulation.

Epsom Salt Jacuzzi

Epsom salt jacuzzi for muscle recovery and relaxation.

This phase is optional and ROI-contingent. Investors are never committed to further capital deployment — each extension is evaluated against actual returns before it is approved.