The Loop Investor Book

1. Executive Summary

The Loop is a groundbreaking family entertainment venue being developed on the historic Geauga Lake site in Bainbridge Township, OH. The concept is rooted in community, memory, and connection, offering a year-round mix of nostalgic outdoor fun, immersive seasonal experiences, and premium food and beverage.

Central to The Loop is a first-of-its-kind refrigerated outdoor skating loop, open for roller skating in the summer and ice skating in the winter. This feature will be ringed with firepits, twinkle lights, music, and family activity zones. The surrounding experience includes a Geauga Lake-themed mini golf course, boutique duckpin bowling, a local craft taproom and kitchen, outdoor patios, private cabanas, group event space, and flexible programming for concerts, classes, and community gatherings.

This unique blend of attractions is currently unavailable anywhere in the Midwest. The Loop is positioned to serve young families, nostalgic adults, and community groups of Northeast Ohio, a market where indoor play centers and trampoline parks are prevalent, but premium outdoor family destinations are scarce.

The project’s location in the walkable Geauga Lake District, adjacent to greenspace, hotel, and retail development, provides exceptional visibility, tourism crossover potential, and long-term asset value.

Key Financial Projections (Year 1)

With a total project budget of $20.6 million, The Loop will be funded through a mix of SBA/conventional debt and local equity. The venture is currently raising $4.12 million in preferred equity.

2. Project Snapshot

A concise overview of key project details, providing essential information regarding location, size, core offerings, and financial targets for the development.

3. The Opportunity

The Loop addresses a powerful regional gap: the need for year-round, high-quality outdoor entertainment that brings families and adults together in a nostalgic yet fresh way. It capitalizes on national momentum behind open-air venues, experiential dining, family-forward leisure, and retro-themed attractions, while remaining affordable, local, and accessible.

Why Now? Key Market Drivers

• 📈
  Experiential Spending Growth: Families continue to prioritize spending on experiences, especially outdoor or activity-based options. Skating, mini golf, and bowling have all seen post-pandemic resurgence.
• 🕰️
  Nostalgia is Trending: From themed bars to roller rinks, there is a growing consumer desire for “throwback joy.” The Loop aims to make that joy immersive and multi-generational.
• 🏗️
  Geauga Lake Rebirth: With the broader Geauga Lake redevelopment bringing in hotels, residential, and walking trails, the opportunity to become the signature attraction is timely.
• ☀️❄️
  Seasonal Flexibility: Roller skating in summer, ice skating in winter, complemented by firepits, themed drinks, and live music, ensure distinct seasonal offerings. This versatility is expected to drive repeat visitation and media interest.

4. Market Overview

Northeast Ohio offers a rare convergence of population density, affordable land, strong seasonal variation, and deep ties to Geauga Lake nostalgia. Within a 30-minute drive of the site, The Loop can reach a significant demographic base.

Regional Reach (30-Minute Drive)

• 830,000+ residents
• 250,000+ households with children
• High median incomes in Bainbridge, Solon, Aurora, and surrounding suburbs.
• Access to thousands of school groups, sports leagues, and youth organizations seeking field trips and party venues.

Target Market Segments

The local competitive landscape includes trampoline parks, bowling alleys, and indoor arcades, but lacks a venue with the unique hybrid model, ambiance, and outdoor flexibility offered by The Loop.

5. Site Plan & Attraction Mix

The Loop will be developed on approximately 3 acres of land adjacent to the Geauga Lake waterfront, integrating into the broader walkable mixed-use redevelopment. The site layout encourages year-round activation with a seamless experience flow, designed for accessibility for guests of all ages.

Key Components

• ⛸️
  Refrigerated Skating Loop: A paved, track-style loop (1/4 mile) that converts from roller skating in warm months to refrigerated ice skating in winter. Includes rental hut, music, lighting, themed decor, and firepit zones.
• ⛳
  Geauga Lake Mini Golf Course: An 18-hole course with immersive theming and lighted nighttime play, echoing rides and scenes from the former Geauga Lake amusement park.
• 🎳
  Boutique Duckpin Bowling: 6–8 lanes of duckpin bowling inside the main facility, appealing to adults and families alike.
• 🍻
  Taproom & Kitchen: Featuring regional craft beer, cocktails, artisan pizza, elevated shareables, and kid-friendly fare. Designed to serve both indoor and patio guests.
• 🎉
  Event Room & Party Areas: Flexible rental spaces for birthday parties, school outings, community meetings, and seasonal programs.
• 🔥
  Outdoor Plaza & Firepit Zones: Open-air lounge areas with seating, games, seasonal programming, and family comfort in all weather.
• ⛱️
  Private Cabanas: Available for rent, offering family privacy or VIP upgrades for birthday/event bookings.

The experience flow is designed to seamlessly guide guests from the entrance to indoor activities, F&B patio, skating loop, event zones, and mini golf, accommodating strollers, wheelchairs, and guests of all ages.

6. Revenue & Business Model

The Loop’s revenue model is diversified across multiple high-margin, weather-flexible segments, providing financial resilience and various opportunities for guest engagement.

Revenue Stream Breakdown (Year 1)

Strategic Advantages of Revenue Mix

• Peak season optimization (winter: skating/firepit/F&B; summer: patio/golf/skating).
• Event-based revenue with strong margins and advance payment.
• Repeat visitation drivers through memberships, programming, and seasonal changes.

With over 328,000 guests projected in Year 1, the average spend per visitor is forecast at $27–$30, aligning with similar regional FECs and skating-based venues.

7. Financial Highlights

The Loop’s financial projections demonstrate a profitable and scalable business model, underpinned by diversified revenue streams and efficient operations. All figures are derived from conservative estimates within the business plan and third-party feasibility analysis.

Revenue Growth & Breakdown

Year 1 gross revenue is projected at approximately $9.01 million, driven by an estimated 328,900 guest visits in the first full year. This equates to an average spending per guest of $27–$30 on admissions, activities, and food/beverage, aligning with industry benchmarks. By Year 3, annual revenue is expected to grow modestly (mid-single-digit growth each year) as awareness builds and repeat visitation increases.

Income is well-diversified: Food & Beverage sales are a major component (approximately 44% of Year 1 revenue), attributed to robust taproom and dining offerings. Attraction admissions and related rentals constitute around 40–45%. The remainder originates from events and parties, memberships, and retail/merchandise sales. This diversified mix is designed to stabilize cash flow across seasons and economic conditions.

Profitability

The Loop is forecasted to achieve an EBITDA of approximately $2.98 million in Year 1, representing an EBITDA margin of roughly 33%. This healthy margin reflects high per-guest spending and the inclusion of lucrative F&B sales. As operations mature, Year 3 EBITDA is projected to reach $3.25 million (maintaining a 32–34% margin). After accounting for interest (assuming commercial/SBA loans) and depreciation, net income in Year 1 is estimated around $920,000, growing to approximately $1.3 million by Year 3. These profits are achieved after conservative assumptions on debt service and with no initial dividend payouts, with earnings reinvested to fuel growth.

Cash Flow & Breakeven

The venture is expected to achieve cash-flow positive status within the first 7–8 months of operations. Monthly cash flow projections indicate that initial startup losses will be offset by a surge in holiday-season attendance. By December of the opening year (Month 7), cumulative cash flow is projected to turn positive. This quick breakeven is attributed to strong seasonal winter revenues (ice skating & holiday events) and prudent cost management. By the one-year anniversary, The Loop could potentially have over $1.0 million in cumulative positive cash flow, establishing a solid financial foundation after just 12 months.

Key Assumptions

• Approximately 60% utilization of capacity on average days, allowing for upside as popularity grows.
• Operating expenses incorporate seasonal staffing (higher in peak seasons, lower in shoulder seasons) to protect margins.
• A 10% contingency buffer on costs is included.
• Local market rates are used for pricing (e.g., ~$12 adult mini-golf, $15 skating admission, competitive food pricing).
• Interest costs on debt financing (SBA loans at market rates) are included.
• Owners are prepared to defer compensation until business stabilization.

This conservative planning results in financial resilience; even if early attendance were 10–15% lower than projected, The Loop is still forecast to break even in its first year. Conversely, if The Loop exceeds expectations, significant upside in revenue and profit is anticipated, as fixed costs are largely covered and additional revenue would flow through at a high margin.

8. Capital Stack & Use of Funds

The Loop’s capital stack is structured to blend long-term SBA and conventional financing with an equity raise designed for high-return investor participation. The total development cost is $20.6 million, allocated across real estate, attractions, infrastructure, pre-opening costs, and reserves.

Total Project Cost: $20.6 Million

Use of Funds Breakdown

The largest portion of funds (over 45%) will be allocated toward site development, core attractions, and building build-out. A significant allocation is also reserved for soft costs, including architecture and engineering, permit fees, and design. The financial model includes substantial working capital and pre-opening operations funds to ensure a successful launch with trained staff, initial inventory, and promotional runway. An additional 10% contingency buffer is built in to mitigate construction inflation, seasonal weather delays, and other typical development risks. The budget was developed in collaboration with third-party construction consultants and reflects realistic 2025 pricing benchmarks. All funds will be managed through a formal development budget and project timeline, tracked by the ownership team and general contractor. Phased attraction development and long-lead-time purchases will be secured early to reduce costs and opening delays.

9. Debt Financing

The Loop’s debt financing strategy is centered around an SBA 504 loan structure, complemented by conventional lending as needed. This approach allows for favorable long-term interest rates, fixed payments, and reduced down payment requirements, maximizing leverage and preserving equity value for investors.

The SBA 504 structure is well-suited for hospitality and entertainment developments with real estate, equipment, and construction costs. Based on current lending conditions, the financing package assumes:

• 50% First Lien Conventional Bank Loan: Secured by the land and improvements, amortized over 25 years, with a fixed interest rate estimated at 6.75–7.25%.
• 30% SBA 504 Second Lien Loan: Backed by the SBA’s CDC program, fixed for 20 years, with a rate estimated at 6.5% (based on current debenture pricing).
• 20% Equity Contribution: Provided through investor capital raise and developer rollover equity.

This combined capital stack is designed to keep monthly debt service manageable even under conservative revenue scenarios, while meeting SBA collateral and job creation thresholds. The debt model also includes an interest reserve during construction and ramp-up, ensuring that early operating cash flow is not strained by payments. Discussions with SBA-preferred lenders in the region have been initiated, with formal underwriting planned to commence after completion of the investor raise.

10. Public Incentives & Grants

Given The Loop’s role as a job creator, tourist destination, and anchor for the Geauga Lake redevelopment, the project is well-positioned to pursue several layers of public support and development incentives.

These programs will be pursued through coordinated efforts with the site developer, master plan team, local government and economic development offices, and SBA-preferred lender and grant consultants. Importantly, the current financial model does not assume receipt of public incentives to maintain a conservative stance. Any grants received are anticipated to improve cash flow and reduce capital requirements or debt burden.

11. Investor Terms & Exit Strategy

The Loop is raising $4.12 million in preferred equity to complete its capital stack. These funds will be used to finalize land acquisition, complete construction, outfit the facility, hire staff, and launch marketing efforts prior to opening.

Preferred Equity Terms (Summary)

These terms are designed to provide downside protection while offering strong upside participation. The preferred return is cumulative and will be paid before any sponsor distributions. Exit is anticipated via refinancing after stabilization or strategic sale to a regional operator or REIT, providing investor liquidity and potential capital gains. The operating agreement and investor subscription documents will outline specific mechanics, including voting rights, distributions, and exit triggers.

12. Return Modeling

A detailed investor return model was developed using third-party feasibility data and pro forma financials, projecting strong returns under conservative base case assumptions.

Return Scenario (Conservative Base Case)

Key Assumptions for Return Modeling

• Project reaches 85% of forecast revenue in Year 1, 95% in Year 2.
• EBITDA margin stabilizes at 33% by Year 2.
• Refinance valuation based on 6.5x EBITDA multiple.
• No exit proceeds modeled until Year 6.

An Investor Upside Case demonstrates potential for a 2.5x+ equity multiple, 25%+ IRR, and exit proceeds exceeding $5.5 million on refinance.

13. Development Timeline

The Loop is currently in the pre-development phase, with feasibility studies, business planning, and site integration already completed. The next steps include capital raise, detailed architectural design, permitting, and construction.

The project timeline was developed to align with regional weather patterns, permitting expectations, and equipment lead times. Commencing construction in early 2026 is intended to avoid the harshest winter conditions while ensuring a clear runway for a full Q4 2027 opening (holiday season). Coordination with the site developer, city engineers, and attraction vendors is ongoing. Schematic design is expected to complete in late 2025, with permitting and site preparation beginning immediately thereafter. Attraction procurement will occur in parallel to construction to facilitate rapid integration during the final 6–8 months of the build. Staffing and pre-opening marketing are scheduled for Summer 2027, with an initial soft launch in Fall and full grand opening in Q4 2027, aiming for a strong seasonal debut.

14. Leadership Team

The Loop is being developed by Tim and Maryn Nevin, lifelong residents of Northeast Ohio and passionate advocates for experiential community development. They are supported by a team of advisors, consultants, and operators with deep experience in various relevant fields.

Advisory & Operational Support

• FEC (Family Entertainment Center) operations
• Branding and destination marketing
• Construction management and design
• SBA and commercial financing
• Community relations and placemaking

Operational development, training, and pre-opening launch support will be provided by FEC Guru, a nationally respected consulting group experienced in developing and opening numerous family entertainment centers across the U.S. An advisory board composed of experts in food & beverage, municipal development, tourism, and finance will also guide long-term growth.

Key Leadership Profiles

15. Community Impact & Closing Summary

The Loop is projected to employ 50–65 local team members, including full-time managers, seasonal staff, event coordinators, and food & beverage professionals. It will host weekly programming for schools, youth groups, and community nonprofits, providing affordable, safe family fun across all seasons.

Beyond Jobs and Tax Revenue, The Loop Aims to:

• Reinvigorate Geauga Lake nostalgia.
• Support local suppliers and vendors.
• Create meaningful "third place" recreation options.
• Offer inclusive entertainment for all ages and abilities.

For Investors:

This opportunity allows participation in a venture designed for impact beyond just the bottom line. The Loop offers:

• A clear path to profitability.
• Conservative, well-researched financial assumptions.
• Downside protection with preferred equity.
• Strong upside through F&B margin, tourism growth, and venue expansion potential.
• An opportunity to shape a significant new family venue in Northeast Ohio.

The Loop is seeking to raise $4.12 million in preferred equity to finalize its capital stack and commence construction in 2026. These funds are allocated to finalize site plans and permitting, secure vendor deposits for attractions and equipment, cover construction and buildout costs, fund pre-opening marketing and operations, and build a working capital reserve to ensure a strong ramp-up.

This offering is available to a limited number of investors who share a passion for place-making and community impact. With strong projected returns, conservative downside modeling, and meaningful upside potential, The Loop represents a rare opportunity to be part of a venture that is both profitable and positive for the region.