NEXUS

ENES

NEXUS

NEXUS is a planned 31-key hotel in the heart of Centro Histórico, Oaxaca de Juárez.

Scroll

Opportunity

NEXUS

NEXUS is a planned 31-key hotel in the heart of Centro Historico Oaxaca de Juarez. It will blend a luxe, elevated vibe with direct walking access to the historic center of the city, the heart of Mexican culture, and will offer wellness experiences, food & beverage, and a pool & hot tub.

Rendering
Rendering of a NEXUS guest room with an arched, cave-like alcove behind the bed
Rendering

31Keys

  • Complimentary Concierge
  • Centro Historic Location
  • Jacuzzi and Pool
  • Farm-to-table restaurant
  • Public-Access Cocktail Lounge

Investment Highlights

Total Investment
Target net LP IRR
Target net LP MOIC
Rendering of the NEXUS pool, a spring-style pool with a waterfall under a cave-like ceiling
Rendering

Targets, not guarantees. The IRR, MOIC, cash-on-cash and exit figures are the Sponsor's targets and estimates as of May 2025. They rest on assumptions about construction cost and timing, room rates, occupancy, operating costs, exchange rates and the sale price at exit, any of which may prove wrong. The IRR, MOIC and cash-on-cash figures are stated net of the management fee, affiliate fees, fund expenses and the general partner's carried interest described in the offering documents. Actual results may be materially lower, and investors can lose some or all of their capital. Renderings are illustrative. Interests are offered only through the offering documents, only to verified accredited investors and, in Mexico, only privately to institutional or qualified investors. See Important Information.

Investment Overview

$2mm / $3mm
land purchase / construction
All cash
zero leverage
14 month
buildout
10 year
total hold period
18%
target net average cash-on-cash returns
$14mm
exit anticipated

Targets and estimates as of May 2025, not guarantees. See the notice under Investment Highlights and Important Information.

Track Record

Square Park & HOLT

Square Park’s operations management arm, HOLT, has been managing short-term rental properties since 2013 and designing and developing properties since 2019. In 2020, Square Park completed its first hotel in Bucharest, Romania titled HOLT Old Town. Square Park and HOLT own, lease, and manage 150+ doors in North America and Europe, including four hotels and one BNB.

Guest room at HOLT Old Town in Bucharest with a green velvet sofa and tall windows
Neon sign reading Hotel De Mi Independencia on a magenta wall

HOLT Hotel Stats

occupancy
YoY ANR Growth
Airbnb Rating
Average Customer Service response time

Vertically Integrated

Square Park and HOLT together act as a vertically integrated property developer and manager in the hospitality space. Square Park understands the needs of guests in each local market and seeks out properties that provide their development team with the best opportunity to implement the look, feel, and use to achieve the highest nightly rates and occupancy possible while staying within budget.

Through the completion of 30 construction projects in Mexico, Square Park has built a network of suppliers and contractors and a knowledge base for prices and inputs.

Having self-financed many prior works, the Square Park team is oriented toward capital efficiency from top to bottom.

HOLT features

  • Open black doors of a HOLT hotel with a keypad entry panel on the wall beside them

    Technology-enabled

  • Lobby of a HOLT hotel, a long green hall with a checkerboard floor, a chandelier and a pink neon sign

    24/7/365 Customer support with AI-assisted processes and messaging

  • Welcome table at a HOLT hotel set with a pineapple, a fruit bowl, cups, gold goblets and linen napkins

    Complimentary guest concierge services

  • HOLT Old Town in Bucharest, an ornate white facade with wooden windows against a blue sky

    Globally-located workforce led by NYC-based ownership

  • Bedroom at Villa Noria, a HOLT property in Oaxaca, with stone walls, woven pendant lamps and a window over the city

    In operation since 2013

Square Park is an experienced Mexico design, construction and development company leveraging globally-based talent.

Hotel De Mi Independencia, a pink and green colonial facade in Oaxaca

Market

The Oaxaca Market

Air traffic into Oaxaca has nearly tripled in ten years, and a growing share of the city's hotel guests come from abroad. The figures below are for full-year 2025, from ASUR, which runs the airport, and from Mexico's federal and state tourism agencies.

1,864,967 passengers in 2025ASUR, 2025
Passengers at Oaxaca airport (OAX), 2015 to 2025
273,146 in 2025ASUR, 2025
International passengers at OAX, 2019 to 2025
212,533 in 2025, 16% of all hotel guestsSECTUR Oaxaca, 2025
Foreign hotel guests in the city, 2019 to 2025
6.6 points above the 47.7% average for Mexico's inland citiesDataTur, 2025
Hotel occupancy in Oaxaca city, 2025
715 of 7,752 roomsSECTUR Oaxaca, Aug 2025
Of the city's hotel rooms are five-star
Passengers at Oaxaca airport (OAX), 2015 to 2025

2020 and 2021 reflect the COVID-19 drop in air travel.ASUR

Oaxaca's airport handled 2.8 times as many passengers in 2025 as in 2015, and the city's hotels took in 73% more foreign guests than in 2019. Five-star hotels hold only 715 of the city's 7,752 rooms. NEXUS will add 31 rooms at the top of that market in the Centro Historico, a block from HOLT's Hotel De Mi Independencia.

Recognition

  • UNESCO World Heritage Site since 1987

    Historic Centre of Oaxaca and Archaeological Site of Monte Albán.

    UNESCO, 1987

  • No. 5 city in the world

    Travel + Leisure World's Best Awards, readers' survey.

    Travel + Leisure, 2026

  • Two Michelin-starred restaurants

    Los Danzantes and Levadura de Olla.

    Michelin Guide Mexico, 2025

Location

Oaxaca de Juarez

The City

In 2026, Travel + Leisure readers ranked Oaxaca de Juarez the No. 5 city in the world. A UNESCO World Heritage Site since 1987, the city is known for its colonial architecture, vibrant markets, and traditional cuisine.

The state of Oaxaca is the cultural heartbeat of Mexican culture. Oaxaca is famous for its ancient pre-Hispanic ruins, lively arts and entertainment scene, and colourful expression of indigenous culture.

Don’t miss out on local delicacies like mezcal (an alcoholic beverage made from agave) and mole (a delicious mix of ground chiles, nuts, and chocolate).

AirDNA, a leading provider of hotel and rental data, rates Oaxaca de Juarez overall as an A+ Market Grade for STR Investment.

Rendering of the NEXUS facade at dusk, a terracotta building with the NEXUS name above the entrance
Rendering

The Hotel Location

Located just one block from HOLT’s Hotel De Mi Independencia, our guests rave about the location. NEXUS guests will be just blocks from el Zocalo, defining the historic center of town, while still staying on a quiet street outside of the noise of the weekly festivities.

The Barranca Larga-Ventanilla Highway

Opened in 2024, this extensive public works project has cut the drive from Oaxaca de Juarez to the lovely Pacific coast and incredible beach towns like Puerto Escondido from about 6 hours on the old mountain road to about 3 hours. Locals and investors are already raving about the expansion of this coastal area, with hundreds of world-class beaches waiting to be explored. The city of Oaxaca de Juarez will feed locals and tourists from all around the world to these new locations easily via the newly constructed highways.

Oaxaca de JuárezPuerto Escondido

About 6 hours
About 3 hoursOpened in 2024
Proyectos México; UnoTV, 2024

Nearby Attractions

  • Ruins of the ancient Zapotec capital at Monte Albán

    Monte Albán

    The ruins of this ancient Zapotec capital make up one of the most important archaeological sites in all of Latin America.

  • Aerial view of the mineral pools and rock formations at Hierve el Agua

    Hierve el Agua

    Take a dip with awe-inspiring views in the healing waters of pools formed in rock formations by mineral-rich water that spilled over the cliffs and trickled down the mountainside

  • A visitor holding a machete in a field of blue agave

    Mezcal Journeys

    Surrounded by mezcal distilleries, guests have their pick of day tours to see the harvesting and production of the region’s signature spirit.

  • The Cola de Serpiente waterfall and turquoise lagoon at Santiago Apoala

    Apoala and The Turquoise Lagoon

    Visitors discover the natural beauty of Santiago Apoala and the main waterfall, called “Cola de Serpiente,” before visiting the lagoon filled with turquoise blue water.

  • Twin-towered colonial church in golden stone with hills behind it

    Mitla

    Learn more about Oaxacan heritage on an excursion to Mitla, and the Zapotecs who built this incredible structure.

  • Brightly painted alebrije wood carvings in Oaxaca

    Alebrijes & Textiles

    Handcrafts are unmatched in Oaxaca, with the oldest and most talented production of alebrijes and textiles in the towns surrounding the city.

Concept

NEXUS

NEXUS derives from the Latin word for “connection” or “link.” In modern use, it refers to a central point where elements converge, symbolizing unity within diversity and the transformative power of interconnectedness. Across technology, culture, and art, a “NEXUS” represents a space where influences combine to create something new.

Rendering of the NEXUS bar, a curved cave-like arch over a wood bar with stools and plants
Rendering

NEXUS is designed as a place where the rich soul of Oaxaca converges with forward-thinking design to form an immersive experience that bridges time and tradition. Set in a breathtaking natural landscape, NEXUS will invite guests to explore a space where past and future meet in harmony. With architecture inspired by the region’s geography, the hotel will feature cave-like interiors in warm, earthy tones, creating an atmosphere that nurtures relaxation and reflection.

At the heart of NEXUS will be our pool, a tranquil oasis emulating a natural spring. Here, recessed lighting and the calming embrace of stone will transform the pool into a perfect retreat for social connection or peaceful solitude.

Our communal spaces are designed to inspire interaction and a sense of belonging, while every detail will celebrate Oaxaca’s vibrant culture. At NEXUS, every stay will be more than a visit; it will be an exploration of a living NEXUS—where culture, creativity, and connection blend in a serene, rejuvenating environment.

The Layout

NEXUS will be a mid-sized hotel for Centro Oaxaca, targeting a luxury, maximalist interior design that Square Park & HOLT are known for and have successfully executed in prior hotels.

Guest Units

Units will feature:

  • Single room type
  • Queen beds
  • Seating & workspace
Amenities
  • Communal pool & hot tub
  • Farm-to-table food & beverage
  • In-room & offsite experiences
  • Public-access cocktail lounge
Staff Lite Model
  • Tech solutions and remote staff will enable a seamless and private guest experience while reducing overhead.
  • Limited onsite staff will provide assistance as needed.
Luxe Design & Build
  • Maximalist, busy design & decor to attract well-heeled visitors, distinct from the boho-chic style often found in Oaxaca rentals.
  • A design-build strategy that focuses on longevity and elevated finishes
Rendering of a NEXUS guest room with rounded wall niches holding jackets and ceramics
Rendering

Guest Rooms

NEXUS will feature 31 rooms laid out across three levels with a single room type. Limiting the room types allows for more efficient calendar management, which increases availability on OTAs, driving deeper occupancy penetration.

Rendering of the NEXUS dining hall with a pool channel running beside the tables under a skylight
Rendering
Rendering of the NEXUS dining room with wooden chairs, pendant lamps and a sculpted ceiling
Rendering

Pool & Hot Tub

This unique amenity will set the hotel apart from many competitors in Oaxaca de Juarez, drawing more interest and increasing rates & occupancy.

Amenities

  • Pool & hot tub
  • Farm-to-table cafe
  • In-room and offsite experiences
  • Public-Access Cocktail Lounge

Key Investment Highlights

  • Many Known Knowns

    We previously knew the sellers. Square Park fully renovated and currently operates a hotel directly around the corner, which familiarizes us with the construction needs and allows us to make precise future revenue and cost projections. We are renovating a second hotel a few blocks away with a pool, creating synergies of shared resources and local bargaining power.

  • Amenities & layout that cater to both couples and full buyouts

    A combination of pools, F&B, and room and hotel layouts will allow guests to be as secluded or social as they prefer. The facilities will lend themselves to private, romantic experiences while also catering to full-space buyouts by large groups and events, such as wellness retreats, weddings, and international tour groups.

  • Tech Enabled – Adapting to Travelers’ Preferences

    According to HotelBusiness, a popular hospitality trade magazine, 73% of travelers prefer properties with self-service tech. Top operators like Life House are following suit with tech-enabled check-in, concierge, and other services. Seamless for guests, streamlined for operations, and effective at reducing the budget required for traditional large staff models.

Rendering of the NEXUS facade in daylight, a terracotta building with the NEXUS name above the entrance
Rendering
Rendering of a NEXUS bathroom with a stone-textured shower, rounded mirror and pendant lights
Rendering

HOLT Competitive Advantages

  • Virtual Staff

    Offsite managers and 24/7 communications personnel provide guests with real-time responses while maintaining a feeling of seclusion when not needed. Onsite staff run as a skeleton crew and are available to address any issues that may arise immediately.

  • Digital Guide

    Digital guidebooks provide key information at the palm of our guests’ hands, reducing the need for back-and-forth customer service. Guests can also schedule and pay for numerous on-site products, services and engagements.

  • Experiences

    Guests have access to HOLT’s concierge, to help them plan and book any travel-related need, increasing our average order value per customer.

  • Smart Hardware

    Secure remote control of security, climate, and other room features promote ease of use for guests and additional control for off site operations teams.

Financials

Estimated Performance

Performance Metrics

Target net LP IRR
Target net LP MOIC
Anticipated avg. net LP cash-on-cash

Targets, not guarantees. The IRR, MOIC, cash-on-cash and exit figures are the Sponsor's targets and estimates as of May 2025. They rest on assumptions about construction cost and timing, room rates, occupancy, operating costs, exchange rates and the sale price at exit, any of which may prove wrong. The IRR, MOIC and cash-on-cash figures are stated net of the management fee, affiliate fees, fund expenses and the general partner's carried interest described in the offering documents. Actual results may be materially lower, and investors can lose some or all of their capital. Renderings are illustrative. Interests are offered only through the offering documents, only to verified accredited investors and, in Mexico, only privately to institutional or qualified investors. See Important Information.

Rendering of a NEXUS bedside with a ceramic lamp, plant and pampas grass
Rendering
Rendering of a NEXUS bathroom with a stone vanity, oval mirror and warm shelf lighting
Rendering
Estimated Cost Overview
Land & closing costs$2,047,000
Demolition$100,000
Site work & utilities$270,000
Construction of units$950,000
Amenities, venue, restaurant$325,000
Furniture & Decor$950,000
Marketing$100,000
Permits & Licensing$80,000
Development fee$138,750
Total$4,960,750

Estimated costs in US dollars, from the Sponsor's budget as of February 2025. Actual costs may be higher. The development fee is paid to an affiliate of the general partner.

Forecasted Financial Performance

Forecast. These are the Sponsor's estimates of hotel operations from its February 2025 model, and they will change as the project moves forward. They are hotel-level figures before fund fees and expenses, carried interest and taxes. The NOI shown does not deduct a furniture, fixtures and equipment (FF&E) reserve or property tax. Actual results may differ materially.

Year 1Year 2Year 3Year 4Year 5Year 6Year 7Year 8Year 9
Revenue$1,473,188$1,801,934$2,041,900$2,146,625$2,226,442$2,309,333$2,401,957$2,484,812$2,577,658
Expenses
Direct COGs & Labor$403,204$415,300$427,759$440,591$453,809$467,423$481,446$495,889$510,766
Fixed property, technology & marketing$244,176$251,501$259,046$266,818$274,822$283,067$291,559$300,306$309,315
Variable management fees & financial charges$199,976$246,170$279,994$294,772$305,945$317,553$330,514$342,141$355,158
Misc. Operational & Administrative$15,342$18,802$21,339$22,455$23,303$24,183$25,164$26,048$27,034
Total Expenses$862,698$931,773$988,138$1,024,636$1,057,879$1,092,226$1,128,683$1,164,384$1,202,273
NOI$610,490$870,161$1,053,762$1,121,989$1,168,563$1,217,107$1,273,274$1,320,428$1,375,385

Team

Team

Benjamin Earley

President & co-founder

  • Previously: Tulane University graduate, JPMorgan alum, Paul Evans founder
  • Currently: Drives business development, finances & guest experience
Benjamin Earley and Ioana Holt walking hand in hand through a park

Ioana Holt

CEO & co-founder

  • Previously: New York University graduate, founder of Rose & Basil restaurant
  • Currently: Oversees design, construction & ground operations
World map marking the cities where HOLT operates.AspenNew York CityPeruSpainBucharestUkraineGeorgiaThailandPhilippinesMexico
  • Hotels
  • Team
North America
AspenNew York City
Mexico
MonterreySan Miguel de AllendePuerto VallartaOaxaca
South America
Peru
Europe
SpainBucharestUkraineGeorgia
Asia
ThailandPhilippines
in operation
available team around the world
happy guests
countries and growing
properties in operation
hotels under management

From the President and co-founder of HOLT

Teal-green stucco building and cobblestone street
Illustrated portrait of Benjamin Earley

Benjamin Earley

Benjamin Earley, previously of JPMorgan and founder of Paul Evans, a successful DTC menswear brand, has grown HOLT since 2013 from a NY-based corporate rental company to an international property developer and hospitality manager.

Thank you for taking the time to explore NEXUS and the unique opportunity it represents. As a thoughtfully designed boutique hotel in the heart of Oaxaca de Juarez, NEXUS embodies the convergence of culture, creativity, and connection. With its stunning natural surroundings, transformative design, and innovative hospitality model, NEXUS is poised to set a new standard for luxury travel in one of Mexico’s most celebrated destinations.

Backed by Square Park Capital’s proven track record of successful developments and HOLT’s operational expertise, NEXUS is more than just an investment—it’s an opportunity to be part of something extraordinary. From the synergy of our vertically integrated approach to the vibrant potential of Oaxaca’s thriving tourism market, every element of this project has been meticulously planned to deliver exceptional returns and lasting value. Additionally, investors in the United States and Mexico have the ability to achieve non-correlated positive returns through this investment, further enhancing the diversity and strength of their portfolios.

We invite you to join us on this journey to redefine hospitality in Oaxaca. Together, we can bring NEXUS to life and create a space where guests discover not just a destination but an experience that stays with them long after their visit. Let’s connect and make this vision a reality.

Benjamin Earley

Indicate Investment Interest

Portrait of Ioana Holt

Ioana Holt

CEO & co-founder

Accredited investors only. Before accepting any investment we will verify your accredited-investor status. In Mexico, private offering to institutional and qualified investors only.