100
Income-Producing
5
Locations
2
Sites with Development Upside
22
Million+ Total Income
About the Project
This Offering presents the rare opportunity to acquire a five-club Adult Entertainment Going Concern portfolio delivering dominant, multi-market coverage across Miami-Dade County. The portfolio combines five profitable operating businesses with five income-producing real estate assets. Each club is protected by grandfathered adult-entertainment entitlements and located in high-traffic commercial corridors with substantial barriers to entry.
Across all clubs, the operating businesses generate an estimated annual income of $49,368,000, with a disciplined expense structure of $30,393,886, resulting in a combined Business NOI of $18,974,114. The real estate portfolio contributes an additional $4,435,335 in annual income and $3,855,802 in Real Estate NOI, supported by stabilized tenancy, strong commercial zoning classifications, and strategic locations positioned for long-term appreciation.
GOING CONCERN
Businesses + Real Estate | Sold Together
About The Properties
Collectively, the five assets produce $22,829,916 in Total NOI against a $93,000,000 portfolio price, yielding a strong 24.55% blended cap rate. The portfolio spans more than 165,000 SF of buildings across 360,000+ SF of land, all secured by grandfathered adult-entertainment entitlements that are nearly impossible to replicate.
About The Properties
The portfolio includes a diverse mix of warehouse, standalone, and multi-unit retail configurations, together spanning over 165,000 SF of buildings and 360,000+ SF of land, anchored by irreplaceable grandfathered zoning that ensures operational stability and protects long-term competitive dominance.
About The Properties
With its combination of cash-heavy operations, income-producing real estate, and regulatory-protected positioning, this five-club portfolio represents one of the most compelling, high-barrier investment opportunities available in South Florida.
Victorias
The Mint
The Office
Playground Miami
Candies
