Gordon Cooper Real Estate Partners (GCREP) is a modern real estate investment and development platform focused on hospitality-forward real estate in the Dallas–Fort Worth metro.

We execute in two tightly defined strategy lanes:

1. Ground-Up STR Townhome Development

Purpose-built short-term rental townhomes engineered for high, stable NOI and institutional exit potential.

2. Commercial Redevelopment Into Experiential Hospitality

Adaptive-reuse of underutilized warehouse, retail, and flex properties into The Retreat at the 19th Hole, our proprietary golf-centric hospitality ecosystem.

Although these strategies produce revenue in different ways, they share the same foundation:

• hospitality demand

• construction execution through Apex Genesis

• operational control

• market discipline

• scalable cashflow

• strong exit pathways

GCREP is not a “multi-strategy” firm.
We are a single-platform operator with two complementary ways of creating value in DFW.

Purpose-Built. Hospitality-Driven. Institutionally Underwritable.

Our development strategy focuses exclusively on townhomes designed from day one to be top-performing STR assets. We do not build single-family homes, duplexes, apartments, or mixed-use residences.
Only townhomes — because they produce the most predictable STR performance at scale.

Why STR Townhomes?

Unlike traditional rentals, STRs behave like micro-hotels. Their value is driven by:

• ADR (Average Daily Rate)

• Occupancy

• RevPAR (Revenue per Available Room)

• Guest experience

• Design and layout

• Brand

• Operational systems

Townhomes allow us to:

• control design for STR optimization

• support larger groups (higher ADR)

• reduce maintenance and turnover costs

• stabilize revenue across multiple units

• create identical products for portfolio scaling

Our 10–25 Unit Portfolio Strategy

Individual STRs are volatile.
A 10-unit minimum portfolio produces:

• stable NOI

• predictable EBITDA

• lower vacancy risk

• smoother seasonality

• stronger underwriting

• more buyer demand

• higher exit multiples

This is the first threshold where STR is treated as a business, not “Airbnb risk.”

We develop STR townhomes specifically to reach this threshold.

Exit Strategy

Our institutional-friendly exits include:

• selling the entire STR portfolio (NOI ÷ cap rate)

• selling the operating business (EBITDA × multiple)

• recapitalizing into long-term commercial debt

• holding for cashflow

This creates both current income and scalable equity appreciation.

Pillar Two: Commercial Redevelopment Into “The Retreat at the 19th Hole”

Turning Underutilized Commercial Space Into Experiential Hospitality Assets

Our second strategy is transforming warehouse, retail, and flex space into a branded, multi-revenue hospitality destination:

The Retreat at the 19th Hole®

This concept integrates:

• The Next Hole — golf improvement facility (simulators + putting)

• Fore Wellness — wellness + recovery suites

• Cart Girl Social — restaurant & bar

• Par & Ash — cigar lounge & speakeasy

• Event + membership space

• Retail + merch

This is not an STR product.
This is a destination.

Why Commercial Redevelopment?

The DFW market is full of:

• underperforming big-box retail

• vacant flex warehouses

• obsolete industrial buildings

• distressed suburban commercial corridors

These assets offer:

• large footprints

• low acquisition basis

• flexible layouts

• massive value-add potential

• strong post-redevelopment NOI

Most importantly, they allow us to build the entire Retreat ecosystem under one roof, achieving margins, velocity, and branding that no single-use asset can match.

Revenue Model of the Retreat

• membership

• events

• food & beverage

• golf simulator revenue

• wellness sessions

• retail

• sponsorship

• corporate partnerships

This creates diversified recurring cashflow and higher exit valuations.

Why This Fits GCREP

Because Apex Genesis executes construction in-house, we control:

• cost

• schedule

• design

• brand consistency

• build standards

• value creation

This gives us a structural cost advantage against competitors.

How Both Pillars Create Value Together

Different vehicles. Same engine. Same destination.

Although the two pillars serve different needs, they share:

Shared Drivers

• hospitality demand

• high revenue per square foot

• operational control

• property-level branding

• experiential design

• diversified revenue

Shared Advantages

• Apex Genesis construction

• cost control

• design control

• branding control

• speed to market

• value creation through execution

Shared Exit Logic

Each pillar produces assets with:

• strong NOI

• institutional buyer interest

• multiple exit pathways

• scalable performance

Together, they create a hospitality-focused alternative real estate portfolio that is modern, diversified, and compelling for private investors.

Benefits to Investors

✔ Multiple Revenue Streams

STR nightly rates + hospitality membership + food & beverage + events.

✔ Diversified Real Estate Exposure

Residential STR + adaptive-reuse commercial.

✔ Strong Cashflow Potential

Both pillars generate high monthly revenue when stabilized.

✔ Equity Growth Through Value Creation

Ground-up margin + adaptive reuse uplift.

✔ Institutional Exit Strategies

Portfolio sales, refinances, and asset-level exits.

✔ Vertical Integration

Apex Genesis ensures precision, discipline, and cost control.

✔ Built for Today's Hospitality Economy

Golf culture, wellness, experiential venues, and STR remain high-demand sectors.

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