Wauregan Mills & Pleasant Valley Retreat
A landmark investment opportunity to transform an iconic piece of American industrial history into a premier mixed-use destination. This definitive plan outlines a rare convergence of favorable terms, powerful public incentives, and proven market demand—positioned to deliver exceptional, tax-advantaged returns while creating a vibrant community asset.
Investment Highlights: A Compelling Opportunity
$118.6M
Total Project Cost
Comprehensive mixed-use development spanning historic mills and 77-acre riverfront property
$15M
Projected Day-1 Surplus
Tax credit equity creates substantial buffer, eliminating cash equity requirement
25.1%
10-Year Levered IRR
Exceptional returns driven by strategic value creation and synergistic revenue streams
3.5x
Equity Multiple
Strong value appreciation over holding period with tax-advantaged exit
This project represents a uniquely de-risked development with major hurdles already cleared—favorable acquisition terms, confirmed utility capacity, conducive zoning, and significant real estate tax abatements provide a stable platform for extraordinary value creation.
Why Invest in Wauregan Mills & Pleasant Valley Retreat?
Profoundly De-Risked
Major development hurdles already cleared with favorable acquisition structure, confirmed utilities, conducive zoning, and significant tax abatements eliminating typical project uncertainties
Extraordinary Leverage
Tax credit equity (~$60M) combined with senior debt covers 100% of costs plus ~$15M surplus, virtually eliminating cash equity requirements at closing
Synergistic Revenue
Diversified income across residential, commercial, and hospitality creates resilient cash flow where each component strengthens the others
Tax-Advantaged Returns
Opportunity Zone designation provides deferral and potential elimination of capital gains taxes, enhancing already exceptional 25% IRR profile
Strategic Acquisition Terms
Exceptionally Favorable Structure
The Wauregan Mills acquisition features remarkably investor-friendly terms that preserve capital for value-creation activities while providing crucial development flexibility.
  • Purchase Price: $2,500,000 for historic mills complex and 77-acre riverfront property
  • Down Payment: Only $500,000 total ($150K deposit + $350K at closing)
  • Owner Financing: Remaining $2M at 6% interest, balloon due year 3
  • Payment Terms: Zero monthly payments, no prepayment penalties
  • Additional Liquidity: $400K from potential insurance settlement (20% of $2M)

Financial Agility: The flexible financing structure with no monthly debt service during pre-development provides critical runway for securing entitlements, finalizing designs, and assembling the capital stack without cash flow pressure.
Unprecedented Public Incentives
Historic Tax Credits: $60M Equity Engine
Federal (20%) and State Historic Tax Credits combine to generate approximately $60 million in equity, forming the cornerstone of project financing. These credits reward authentic historic preservation while providing patient, non-dilutive capital that makes the entire project economically viable.
Opportunity Zone: Capital Gains Tax Relief
Project location within a federally designated Opportunity Zone provides investors with powerful tax advantages: deferral of existing capital gains through 2026, 10% reduction on deferred gains if held 5+ years, and complete elimination of taxes on appreciation if held 10+ years.
Real Estate Tax Abatement: $11M+ in Savings
Zero real estate taxes for five years, followed by graduated phase-in over next five years. This municipal incentive provides over $11 million in direct savings, dramatically enhancing cash flow during critical stabilization period and lease-up phase.
Infrastructure Investment: $800K City Contribution
The City of Plainfield will contribute up to $800,000 toward a crucial $1M sewer upgrade, significantly reducing project infrastructure costs and de-risking a major development hurdle that often derails similar projects.
The Master Plan: An Integrated Ecosystem
The development strategy creates a self-sustaining destination where residential, commercial, and hospitality components work synergistically. Residents become customers of the businesses, commercial tenants serve as amenities for residents, and the Pleasant Valley Retreat injects high-spending tourists into the local economy—making each component more valuable together than alone.
01
200 Historic Loft Apartments
Premium residential units featuring soaring ceilings, exposed brick, oversized windows with river views
02
55,500 SF Curated Commercial
Destination retail mix including craft brewery, grocery store, event venue, restaurant, outdoor outfitter
03
35-Unit Luxury Pleasant Valley Retreat Resort
Four-season experiential hospitality across 77 riverfront acres with diverse accommodation types
04
Museum at Wauregan Mills & Pleasant Valley Retreat Nonprofit
501(c)(3) organization preserving industrial heritage while providing tax-deductible donation vehicle
Residential Component: 200 Market-Rate Lofts
Unparalleled Historic Loft Living with Modern Sophistication
Nestled within the reimagined upper floors of the iconic Front and Back Mills, these exclusive units redefine urban living. Each loft meticulously preserves the highly sought-after "historic loft" aesthetic, boasting soaring 14-foot ceilings that create an expansive sense of space, original exposed brick walls telling tales of a rich industrial past, and massive, oversized windows that flood interiors with natural light and offer breathtaking views of the adjacent river. Beyond their inherent industrial charm, these residences are seamlessly integrated with state-of-the-art modern amenities, including gourmet kitchens with stainless steel appliances, smart home technology, and spa-like bathrooms. This unique blend of raw character and refined convenience creates highly desirable spaces that command premium rents in today's discerning market, attracting residents who appreciate authenticity without compromising on contemporary comfort.
The unit mix has been meticulously calibrated to cater to an evolving demographic, specifically targeting dynamic young professionals, flexible remote workers, and discerning empty-nesters. These groups are actively seeking more than just an apartment; they desire an authentic living experience imbued with historic character, coupled with the ultimate modern conveniences. The on-site commercial amenities—including a vibrant craft brewery, a convenient gourmet grocery store, and direct access to the scenic riverfront—collectively forge a distinctive "live-work-play" environment. This integrated lifestyle offering not only enhances resident satisfaction and retention but also strategically supports premium pricing and ensures exceptionally high occupancy rates, positioning these lofts as a premier rental destination.
Commercial Tenants: Destination Retail Mix
Anchor: Craft Brewery & Taproom
20,000 SF regional draw in Connector Building. This experiential anchor generates consistent foot traffic, serves residents and tourists, and establishes the site as a destination. Pre-development priority: secure signed LOI from well-capitalized regional brewery operator.
Community: Small-Format Grocery
10,000 SF providing quality provisions for 200+ residential units and surrounding neighborhoods. Essential amenity that enhances residential value proposition while serving broader community needs. Targets specialty/organic formats popular with target demographic.
Destination: Event & Wedding Venue
15,000 SF in upper floors of Back Mill with dramatic river views. Capitalizes on New England's thriving wedding market and corporate retreat demand. Historic setting provides unique competitive advantage in premium event space category.
Additional commercial includes an 8,000 SF riverside restaurant with outdoor dining and a 2,500 SF outdoor outfitter providing kayak/canoe rentals. Each tenant is carefully curated to create synergy, serve multiple customer segments, and establish Wauregan Mills & Pleasant Valley Retreat as a regional destination rather than just a residential complex.
Pleasant Valley Retreat: Experiential Hospitality
35-Unit, Four-Season Luxury Resort
The Pleasant Valley Retreat component capitalizes on explosive growth in experiential travel, targeting affluent urban professionals seeking authentic outdoor experiences with upscale amenities. The 77-acre riverfront site provides extraordinary natural assets, while proximity to the mills complex creates unique cross-marketing opportunities.
The diversified unit mix ensures year-round revenue generation. A-frame cabins provide winter revenue, insulated yurts extend shoulder seasons, and safari tents maximize peak summer demand. Strategic phasing delivers this cash-flowing asset early, building market momentum and proving the destination concept.

Market Validation: The glamping market has grown 26% annually since 2016. Comparable properties in New England achieve 70%+ occupancy rates at similar price points, with strong demand from Boston, New York, and Hartford metro areas within 90-minute drive radius.
The Museum at Wauregan: Strategic Nonprofit
A Funding Vehicle & Community Asset
The establishment of a dedicated 501(c)(3) nonprofit organization serves dual strategic purposes: preserving and celebrating the site's rich industrial heritage while creating a powerful alternative capital source for the project.
The museum will occupy prominent space within the historic mills, telling the story of American textile manufacturing and the immigrant workers who built these communities. Exhibits, educational programming, and community events create authentic engagement with local history.
Tax-Deductible Donation Strategy
The nonprofit structure enables the project to solicit tax-deductible donations for historic preservation, restoration, and educational components. Donors receive official charitable receipts, creating powerful incentive for philanthropic support.
This provides a vital non-dilutive capital source particularly valuable for heritage elements that may not generate direct financial returns but significantly enhance overall project value, marketability, and community support.

Community Integration: The museum nonprofit demonstrates commitment to preservation and community benefit, strengthening relationships with municipal stakeholders and generating positive press that aids marketing efforts for both residential and commercial components.
Capital Stack: Powerful Financial Structure
The capital structure is engineered for maximum efficiency and minimal cash equity requirement. Historic tax credits provide the equity foundation, while strategic use of debt optimizes leverage and returns.
Sources Summary
Total Sources: $148.6M (125% of project cost)
The ~$60M in tax credit equity combined with $73.6M in senior debt creates a capital structure that covers 100% of the $118.6M project budget plus generates an estimated $15M surplus at financial closing.
Key Advantage
This surplus effectively eliminates traditional cash equity requirements, allowing investors to participate with minimal upfront capital while capturing full upside of the development. The structure represents extraordinarily efficient use of public-private partnership mechanisms.
10-Year Financial Projections
The pro forma demonstrates robust cash flow generation beginning in Year 3 as the project reaches stabilization. Note the NOI dip in Year 8 as the real estate tax abatement begins phasing out—a planned transition that still maintains positive cash flow due to diverse revenue streams and strong operational performance.
Revenue grows steadily from $3.6M in Year 2 to $13.5M by Year 10, driven by residential stabilization, commercial lease-up, and glamping operation maturation. The project generates cumulative positive cash flow of approximately $8.7M over the 10-year hold period, supporting a strong exit valuation.
Phased Execution: Managing Risk Through Sequencing
1
Pre-Development: Entitlement Phase
Months 1-12: Finalize architectural plans, secure Federal and State Historic Tax Credit approvals, obtain all necessary municipal and state permits. Critical milestone: secure signed Letter of Intent from anchor brewery tenant to validate commercial concept for lenders.
2
Phase 1: Mill Renovation & Residential
Months 13-36: Exterior restoration of historic mill buildings, core and shell work, MEP infrastructure upgrades, and complete build-out of all 200 residential units. Concurrent work on common areas and residential amenities to support lease-up.
3
Phase 2: Commercial & Site Activation
Months 37-48: Tenant improvement work for grocery store and brewery anchor. Simultaneous construction of glamping resort infrastructure and first phase of accommodations to generate early cash flow and prove destination concept to market.
4
Phase 3: Full Stabilization
Months 48+: Complete build-out of event venue and restaurant spaces. Full lease-up of remaining commercial spaces. Operational stabilization across all components with integrated marketing driving cross-utilization between residential, commercial, and hospitality segments.
This sequencing manages capital outlay and market risk by delivering revenue-generating components in strategic order, building market momentum and operational track record that de-risks later phases.
Risk Mitigation: Proactive Management Strategy
Construction & Cost Overrun Risk
Mitigation: Substantial ~$12.4M contingency reserve (10.5% of hard costs) provides robust buffer for unforeseen conditions common in historic renovations. This exceeds industry standard contingencies for adaptive reuse projects.
Action Plan: Engage general contractor under Guaranteed Maximum Price (GMP) contract, shifting significant cost overrun risk to contractor. Comprehensive due diligence including detailed structural assessment, environmental testing, and MEP system evaluation is mandatory prerequisite to financial closing.
Market & Lease-Up Risk
Mitigation: Strategic phasing plan delivers cash-flowing assets (glamping resort, brewery) early to build market momentum and prove destination concept. Residential market study confirms strong demand for 200+ loft units at projected rents.
Action Plan: Secure signed Letter of Intent from well-capitalized, experienced regional craft brewery before construction commencement. LOI validates commercial concept for lenders and demonstrates third-party confidence in destination retail strategy.
Financial & Capital Markets Risk
Mitigation: Early engagement with experienced national tax credit syndicator to secure firm commitment on HTC equity pricing. Museum nonprofit provides secondary, non-dilutive capital source through tax-deductible donations.
Action Plan: Utilize HUD 221(d)(4) loan for residential component, allowing early interest rate lock that fixes rates for both construction and permanent loan phases. This eliminates interest rate risk and provides long-term financing certainty.
Meet Our Development Team
The successful revitalization of Wauregan Mills & Pleasant Valley Retreat is driven by a highly experienced team with a proven track record in complex mixed-use developments, historic preservation, and hospitality innovation. Our collective expertise ensures meticulous execution from concept to completion.
Developers & Owners
William Coons, Investor & Financial Partner
William serves as the lead investor and financial partner, overseeing strategic financial structuring, capital acquisition, and investor relations. His expertise is crucial for securing funding and ensuring the long-term financial viability of Wauregan Mills & Pleasant Valley Retreat.
Michael Beaudry, Managing Partner & Project Lead
Michael, as a Managing Partner, is the visionary behind Wauregan Mills, driving the overall project concept, strategic direction, and development initiatives. He ensures the project's ambitious goals are met, maintaining fidelity to the historic preservation mission and innovative mixed-use design.
Chris Spagnoli, Managing Partner & Construction Lead
As a Managing Partner, Chris is responsible for overseeing all aspects of construction, from planning and scheduling to on-site management and quality control. His focus is on ensuring efficient project delivery, adherence to budget, and compliance with all building and preservation standards.
Key Partners
Brian Wilcox, CPA - Financial Advisor
Brian provides expert financial guidance, including tax credit strategy, compliance, and auditing. His meticulous approach ensures the project's financial integrity and optimal utilization of complex funding mechanisms.
Joseph Vallone, Architect & Historic Tax Credit Expert
Joseph is the principal architect, specializing in historic preservation and adaptive reuse. His expertise is crucial for architectural design, ensuring all work meets historic preservation guidelines and qualifies for federal and state Historic Tax Credits.
Nyles Courchesne, Esq. - Project Attorney
Nyles of Nyles Law in Agawam, MA, provides comprehensive legal counsel for the project, encompassing property acquisitions, contract negotiations, regulatory compliance, and tax credit legal frameworks. His expertise ensures legal integrity and risk management across all development phases.
Martin Brogie, LEP - Principal Scientist
Martin is a licensed environmental professional (LEP) responsible for overseeing environmental due diligence, remediation planning, and regulatory compliance. His expertise ensures the project adheres to all environmental standards, particularly important for the site's industrial past.
Project Management
Paul Cutler, Senior Project Manager
Paul brings extensive experience in large-scale development projects, ensuring efficient planning, resource allocation, and timeline management. He is responsible for orchestrating cross-functional teams and mitigating risks to keep the project on track.
Stephan Dugus, Project Coordinator
Stephan manages day-to-day operations, communication flow, and documentation across all project phases. His meticulous attention to detail ensures seamless collaboration among stakeholders and timely completion of key milestones.
Contact Us
For more information about the Wauregan Mills & Pleasant Valley Retreat project and investment opportunities, please reach out directly to our Managing Partner & Project Lead:
Michael Beaudry
Phone: 860-901-1216 (Call or Text)