THE PROBLEM:

Untapped Opportunity in U.S. East Coast Waterfront & Coastal Assets – The U.S. East Coast waterfront and coastal property market is fragmented, under-capitalized, and ripe for consolidation.

High demand for coastal access with limited supply of quality dockage and developable land.

Assets are often overlooked by larger institutions due to nuanced operations and smaller deal sizes.

Institutional validation from Blackstone’s $5.65B acquisition of 138 Safe Harbor Marinas, yet only 1.23% market saturation leaves room for growth.

Rising property values (e.g., marinas up 13.19% in median sales price in 2024) driven by demographic shifts, remote work, and tourism.

Without focused, entrepreneurial capital, these legacy assets miss out on value-add potential like upland redevelopment and luxury repositioning.

OUR SOLUTION:

SEABOARD Capital Partners^® U.S. East Coast Waterfront & Coastal Investment Properties Fund – Series I, L. P.

We’re launching a real estate private equity fund focused on value-add and opportunistic investments in U.S. East Coast waterfront and coastal properties, including marinas with upland development potential, mixed-use parcels, and hospitality-adjacent assets.

Fund Mandate: Provide secure, stable, above-average returns through acquisition, improvement, and operation of durable, income-producing assets in supply-constrained markets.

Strategy: Direct investments in cash-flowing assets with downside protection; unlock value via disciplined improvements, professional management, and redevelopment.

Target Assets: Marinas ($10M – 50M deal size), coastal parcels, legacy properties with historical/cultural significance.

Mission: Create a legacy of excellence blending financial performance with coastal stewardship.                                                                                                                                                                                                 MARKET OPPORTUNITY:

The U.S. East Coast waterfront & coastal market is booming:

Marina Market: Projected to reach $22.84B by 2027 (CAGR 4.9%); North American marinas to $25.3B by 2033 (CAGR 6.5%).

Boating Industry: Sustained growth in 2025; larger vessels (>25 ft) drive demand for wet slips and dry storage.

Demand Drivers: 19 factors including quality of life, remote work, retirees migrating to Sunbelt, limited supply, and rising values (e.g., Cape May median home price up ~20.4% in 2024).

Key Trends: Consolidation (e.g., Blackstone’s entry); high occupancy & rate growth; redevelopment opportunities.

Timing: 2025 is ideal—scarcity, regulatory constraints, and demographic tailwinds converge for outsized upside.

Metric	2024 Value	Projection
Marina Revenues	$6.9B	$22.84B by 2027
Marina Businesses	11,180	Steady growth
Median Marina Sale Price	$3.6M	Up 13.19% YoY
North American Market	$15.2B	$25.3B by 2033

Cape May County, NJ: #1 U.S. vacation home county in 2024 with >150% second-home ratio

INVESTMENT THESIS SUMMARY:  (Full 22-page thesis available; key highlights below)

Mission: Secure, stable returns from legacy assets in supply-constrained markets.

Why East Coast Waterfront: Natural scarcity, regulatory barriers, demographic tailwinds (e.g., retirees, remote work) create capital preservation and upside.

Marina Focus: Fragmented market ripe for consolidation; Blackstone validates thesis with 138-marina acquisition.

Timing: Now—before larger capital bids up assets; market projected to grow significantly.

Target Return: 15% annualized via revenue streams (e.g., slips, fuel, hospitality) + appreciation.

Risk Management: Diversified portfolio, community-centered ops, climate resilience.

How We Achieve 15%: Focus on irreplaceable assets, strong demand, operational excellence, long-term horizon with multiple exits.

COMPETITIVE EDGE: 

1) Personal relationships with owners of target properties

2) Founder’s 40+ years in finance and real estate                                                                      

3) 50+ years of boating in the U. S., Europe, and the Caribbean

BUSINESS MODEL & STRATEGY:

Acquisition: Off-market, generational opportunities with legacy value; target $10M-$50M deals.

Value Creation (7 Approaches):

Seek off-market properties.

Generational/legacy assets.

Bring to highest/best use via capital infusion.

Luxury waterfront development.

Preserve historical character.

Partnership-driven ops: PPPs, JVs, etc.

Sustainable enhancements.

Operations: Hands-on from acquisition to stabilization; revenue from slips, storage, fuel, hospitality.

Exits: Recapitalization, institutional sale, or long-term hold for yield.

Structure: SEC Reg D 506(c) PPO for efficiency and compliance.                                                                  Revenue Mix: Stable cash flow + double-digit appreciation.                                               

TRACTION & VALIDATION:

Founder’s Commitment: 15+ months invested in research (30+ marinas analyzed on-site), team assembly, branding.

Pipeline: Proprietary access to off-market opportunities via Founder’s personal relationships; $50M+ in deal flow ready NOW.

Market Validation: Blackstone’s $5.65B Safe Harbor acquisition (from $500M deploy to 138 marinas); marina market growth to $22.84B by 2027.

Service Providers: Top-tier partners like Moschetti Law (syndication), Archer & Greiner (real estate), Alkaline Advisors (analytics), F3 Marinas (operations).

Safe Harbor Story: From 2015 startup to $5.65B sale in 2025—proves consolidation model works.

Ready to launch within 60-90 days post-funding.

The FOUNDER AND HIS ADVISORS:

Founder: John J. Lebeau

40+ years in finance: E.F. Hutton (Operations), Sanford C. Bernstein (Institutional trading), BNY Mellon VP/Sales Director, John J. Lebeau & Co., RIA (Reg. D venture capital consulting).

40-year background in finance, real estate and yachting.

Key Service Providers:

Tilden Moschetti, CCIM, Esq.: Syndication law expert; drafts all securities docs.                      

Robert W. Bucknam, Jr.: Land use & environmental law; 35+ years approving complex projects.

Spencer Correnti: Analytics leader; pro-formas, feasibility studies.

John Matheson: Marina operations expert; Co-Founder of F3 Marinas.

A founder-led firm with hands-on commitment and best-in-class support.

 

THE INVESTMENT OPPORTUNITY                         A

$250,000 PRE-SEED BRIDGE LOAN[1]:

Investment Terms:

Amount: $250,000 total ($25,000 min per investor).

Instrument: Short-term Promissory Note.

Interest: 18% a.p.r. (paid quarterly).

Maturity: 12 months (with a 6-month extension option).

Bonus: 1 LP equity unit ($50,000 notional value) OR 20% CASH BONUS.

Use of Proceeds:

Category	Amount
Fund formation, branding and build-out	$150,000
Legal, compliance, administration, etc.	$  50,000
Marketing (investor outreach)	$  25,000
Working capital reserve	$  25,000

WHY NOW, TIMELINE, & NEXT STEPS:

The U.S. East Coast waterfront and coastal property market is fragmented, under-capitalized, and ripe for consolidation with high demand for coastal access, and limited supply of quality dockage and developable land.

Waterfront real estate is becoming increasingly scarce, fragmented, and institutionally underinvested.

According to the Leisure Investment Properties Group (LIPG) 2025 Marina Investment Report, the U.S. had 11,180 marina businesses in operation in 2024.

The world’s largest aggregate owner (Blackstone Infrastructure), with its recently acquired portfolio of Safe Harbor Marinas, now owns just 138 of those 11,180. That’s just 1.23% market saturation, leaving enormous potential for well-capitalized competitors to enter the space.

Accordingly, the time to acquire, improve, aggregate, and reposition these assets—before they are bid up by larger capital—is NOW.

Day 0: Funding secured.

Days 1-30: Final legal structuring, PPM completion.

Days 30-60: Branding, marketing launch; investor outreach.

Days 60-90: Fund platform active; deal execution begins.

Post-90: Capital deployment into pipeline assets.

Learn more about becoming one of 5 Founding Investors in a high-conviction Real Estate Limited Partnership. Contact me directly at 1-561-294-2532.

COME JOIN US!

We invite you to partner with us in creating a legacy of excellence through strategic investment and coastal stewardship.

Contact John J. Lebeau, Founder                                                                                        561-294-2532                                                                                                        johnlebeau@SEABOARDCapitalPartners.com

SEABOARD Capital Partners^®                                                                                                                    Palm Beach Gardens Financial Center                                                                            3801 PGA Boulevard – Suite 600 Palm Beach Gardens, FL 33410                                          1-561-337-8000                                                                                                                          SEABOARDCapitalPartners.com

© 2025 SEABOARD Capital Partners^®. All rights reserved.

[1] Repaid from initial LP capital raises (an industry standard for fund formation and organizational expenses); aligns the LP investors with the fund’s success, as the LP investors pay for the creation of the structure that provides them income/and or an attractive return on investment.