Value is added by upgrading a few things interior ( new hardwood floor throughout the house, new fence around the entire property, upgraded kitchen and bathroom cabinets, added a new deck and outdoor kitchen) What was the outcome?

Outside of real estate investing I love the outdoors, travel, and art. 

I had to fix all that before the next guest checked in.This year when I was getting the house ready for the season, I found a dog had peed twice on the living room area rug, which is an outdoor type rug and thin and liquid goes right through. 

Also check and lock all the outdoor spickets. 

Plus I’m adding landscaping and 2 lovely decks for outdoor space on each side.

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.

Here is a snap shot of Eugene area sporting events in 2026: Date(s)EventJune 10–13NCAA Division I Outdoor Track & Field ChampionshipsMid–JuneNike Outdoor NationalsLate June–JulyPrefontaine Classic (Diamond League meet)Early JulyOTC Butte to Butte road raceApril 24–26Eugene MarathonSpringHayward Classic & OSAA State ChampionshipsSept 5Ducks vs.

I’m in the middle of my current live-in BRRRR, and it got me thinking about the value adds that have made the biggest difference in my past and current projects.Right now, I’m focused on things like:Adding HVAC where there wasn’t any beforeReplacing old sewer linesUpdating kitchen and bathroom with functional with modern finishesfencing and outdoor spaces (fire pit, seating areas, etc.)Interior upgrades like skim-coating ceilings, adding passthrough between kitchen and living room, and refinishing existing cabinetry instead of replacingThese have all had a noticeable impact on rent potential and appraised value in my market.I’m curious what other investors have found to be your BIGGEST value adds, especially in today’s environment.

On newer properties, we use indoor outdoor carpet without pad, which cleans up well and looks like we can keep5.

A good spot for groceries, a nice downtown, and close to some great outdoor recreation...but it's no Asheville and no one wants to drive 40 mins into Asheville everyday.