Lots of new industries moving in and the new FBI facilities on Redstone arsenal.

Unlike typical 'eatertainment' venues or sports bars, this concept puts wellness, family, and active living at the center—complemented (not driven) by food, beverage, and social programming.Core FeaturesSports & Activity ZonesIndoor pickleball courts (climate controlled, 4–6 courts)Indoor/outdoor beach volleyball courts (convertible for basketball/futsal)Golf simulators & mini bowling lanesTrampoline park + gymnastics/karate zone for kids/teensWellness & RecoveryYoga, Pilates, meditation, & HIIT studiosSauna, cold plunge, cryotherapyStretch Lab–style recovery center (guided stretching sessions, memberships, group classes)Waterfall garden + relaxation space away from active sports areasFamily & CommunityDog park with outdoor games + beer garden/shaded seatingRunning/walking trail with landscaped connectionsOn-site trolley to connect 10 acres of amenitiesSignature lazy river wrapping the propertyEntertainmentLive music stage (concerts, DJs, open mics, festivals)Event lawn for community markets, tournaments, and seasonal activationsFood & BeverageFood hall with rotating local chef pods (entrepreneurship focus)Morning coffee, juice, and healthy breakfast service tied to wellness classesLiquor license for controlled, property-wide sales (alcohol as complement, not driver)Programming & ActivationA 7-day calendar ensures consistent traffic and appeal across demographics:- Mornings: wellness classes + healthy breakfast service- Afternoons: after-school clinics + corporate team sessions- Evenings: leagues, trivia, karaoke, esports, family game nights, markets- Late nights (weekends): concerts, DJ sets, festivals, after-hours crowdRevenue StreamsCourt & bay rentalsMemberships & leaguesFood & beverage sales (partnership rev share)Wellness services (stretch lab sessions, day passes, memberships)Events (concerts, markets, corporate rentals)Sponsorships & naming rightsTrampoline/fitness zone admissionsTarget MarketPrimary: Adults 25–50 seeking active, social recreation with wellness focusSecondary: Families, sports leagues, and corporate groups during daytime/weekendsTertiary: Tourism and visitor spillover from SWFL’s growing destination marketDifferentiatorsWellness + family integration (unique for this type of complex)Signature lazy river as both a wellness and entertainment attractionLocal food entrepreneurship via rotating vendorsYear-round activation calendar to ensure constant useAlcohol as complement—not driver—to active recreationClimate-controlled indoor facilities for consistent playPhasing the BuildPhase 1: Core sports courts, food hall, bar, family/kids activity zone, and event lawnPhase 2: Wellness + recovery center, simulators, bowling, dog park/beer gardenPhase 3: Lazy river, trolley service, expanded outdoor landscape, and concertsPotential Challenges to Solve EarlyZoning & Permitting: Mixed-use recreation, wellness, and entertainment will require layered approvals (PD recommended)Site Selection: Large footprint and 200–300 parking spaces required; access is criticalCapital Requirements: Likely $10M+ at full scale; partnerships or phased funding may be neededOperations: Complex amenity mix requires strong GM and specialized team leadsLand NeedsPhase 1 – Core Sports & Food Hub:- Indoor pickleball courts: 20,000–30,000 sq ft (~0.5–0.7 acres)- Beach volleyball courts: 12,000–18,000 sq ft (~0.3–0.4 acres)- Bar & rotating kitchen hall: 8,000–10,000 sq ft (~0.2 acres)- Parking: 150–200 cars (~1.5–2 acres)Total: ~3–4 acresPhase 2 – Entertainment & Wellness Expansion:- Golf simulator lounge + mini bowling: 8,000–12,000 sq ft (~0.2 acres)- Yoga/sauna/wellness center: 5,000–8,000 sq ft (~0.1–0.2 acres)- Event lawn/live music: ~0.5 acres- Additional parking: 0.5–1 acreCumulative Total: ~4.5–6 acresPhase 3 – Signature Lazy River & Enhancements:- Lazy river: 20–30 ft width x 1,000–1,500 ft (~0.75–1 acre water + deck, ~1.5 acres total)- Expanded courts/event space: ~0.5–1 acre- Landscaped greenbelt areas: ~0.5 acresCumulative Total: ~7–8.5 acres minimumWhy target 10+ acres: Provides buffer zones, future growth space, and avoids maxing out footprint too early.Zoning & Entitlement PathThis project spans several land use categories, so a Planned Development (PD/PUD) overlay is the cleanest path.

. :)  I worked for a syndicator in the 80s and we bought 3 facilities in the SF bay area..

Properties included below: 5 unit commercial building (already rezoned for mixed-use residential) Currently gutted and ready for remodel Will be constructed for one bedroom apartments$850/each totaling $4250/month Quotes for remodel are $240k 8-unit mobile home park directly behind the 5 unit building Complete tear down and overhaul - 2 units removed and 6 left for tear down Current plan is to bring in (5) 3x2's, (2) 2x1's and (1) 1x1 Total income after completion are $9350/month Current quotes for overhaul and new units are $268k 1 SFR Has completely renovated interior Last appraisal $110k Rents for $1200/month Total projected rev: $14,800/monthAlso have a 0.87 acre vacant lot ready for development (or sale to neighboring facility for parking) Current lenders don't love the mobile home park until it's done for refi and numbers alone on the 5 unit aren't as appealing without the rest of properties if kept under one umbrella.....Any feedback appreciated!

You likely want to purchase in in one of the resort style communities that are highly amenitized, this will allow you to advertise these amenities such as lazy Rivers, fitness facilities, arcade areas.

Wondering about doing this as we have so many properties in our complex that share common items, pool, laundry facility, golf cart parking, etc.

So rather than add another “sounds good, has anyone done it” strategy, I’ll merely lay out an actual transaction I completed (a number of years ago), which combined RE and Business for greater profit.I purchased an auto repair facility at bankruptcy sale for $115,000.

I have two comps I found of brand new fully built storage facilities that sold.

Wondering if there is anyone who runs/operates assisted living residences around here. Would like to chat and pick your brain. 

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