Discerning Capital.
Exceptional Assets.
The Right People Behind Both.

Investment Strategy

A Disciplined Approach to Value

We operate one vertical today — curated collections of premium short-term rentals — and are targeting a second, independent hotel and resort acquisitions, with a consistent focus on durable cash flow, value-add repositioning, and permanent ownership of assets we intend to hold for generations.

The Partner Journey

How It Works

From first conversation to first distribution — a simple, transparent process for qualified partners seeking direct co-investment in premium hospitality assets.

Portfolio

Selected Properties

Active Holdings

Luxury STR

Hemingway Estates

Banner Elk, NC

Luxury STR · Expanding

The Banner Elk Collection

Banner Elk, NC

Luxury STR

Rock Hill Collection

Rock Hill, SC

Luxury STR

Emerald Pineapple

Rock Hill, SC

Inside the Collections

Each collection is a set of individually designed spaces — every unit with its own name, character, and returning guests. A few of the spaces guests book by name:

The Banner Elk Collection

The Historic Hodge House

The collection's centerpiece — a restored stone landmark with designer interiors.

The Banner Elk Collection

The Penthouse

Vaulted, light-filled suite atop the stone house, with skylights and treetop views.

The Banner Elk Collection

Stonehouse Suites

Private-entry suites on the garden level — hot tub deck out back.

The Banner Elk Collection

Hillside Haven

A perched cabin in the trees with a lantern-lit stair and private deck.

Rock Hill Collection

Cozy Caramel

Stone, brass, and farmhouse warmth minutes from downtown Rock Hill.

Rock Hill Collection

Boho Bliss

Teal picket tile and retro character throughout.

Rock Hill Collection

Little Lemon

A sunny studio suite with full kitchenette — small footprint, big charm.

Rock Hill Collection

Modern Classic

A painted-brick classic reimagined as crisp, contemporary flats.

Rock Hill Collection

Restful Retreat

Mid-century calm — charcoal walls, warm wood, and a king bed made for sleeping in.

Emerald Pineapple

Cauthen Main House

Emerald tones, a shiplap fireplace, and an open kitchen built for gathering.

Emerald Pineapple

Cauthen Cottage

The stand-alone cottage out back — a bright, cheerful stay with a mint-green front door.

Prior Cycle · Realized Exits

These assets were acquired, repositioned, and sold in the earlier phase of the portfolio — the cycles that built and proved the playbook. Pacilio Capital now acquires for permanent ownership; the assets below are presented as track record, not as a template for hold periods going forward.

Luxury Cabin

SmokeHouse Ridge

Smoky Mountains, TN

✓ Exited

Luxury STR

Blue Cedar

Charlotte Metro

✓ Exited

Luxury STR

Joe Louis

Fort Mill, SC

✓ Exited

Luxury STR

Grand Oaks Ranch

Fredericksburg, TX

✓ Exited

Luxury STR

Cedar House

Charlotte Metro

✓ Exited

Luxury STR

The Copper Mill

Fort Mill, SC

✓ Exited

Proven Execution

Track Record

The numbers behind the strategy. These properties represent the Pacilio Capital playbook in action — value-add acquisitions, hands-on management, and durable revenue in high-demand hospitality markets.

Active Holdings

Prior Cycle · Realized Exits

Completed cycles from the portfolio’s earlier phase. They demonstrate the underwriting and the operating discipline — the current model holds acquisitions indefinitely rather than working toward a sale.

Case Study · Charlotte Metro · Realized Exit

Blue Cedar

Single-Family STR · Charlotte Metro

3 yr

Hold Period

$115K

Sale Profit

$175K

Revenue Generated

Acquired in 2016 and later converted into a high-performing STR, this craftsman home in the Charlotte metro became the property that shaped the Pacilio Capital playbook — generating consistent revenue before being sold in 2019 at a significant premium. The successful exit and capital recycled from this asset directly funded the next acquisitions in the portfolio.

First Exit Charlotte Metro Single Family

Case Study · Fort Mill, SC · Realized Exit

Joe Louis

Single-Family STR · Charlotte Metro

3 yr

Hold Period

$100K

Sale Profit

$150K

Revenue Generated

Our first short-term rental — a craftsman bungalow in Fort Mill's growing Charlotte bedroom community — acquired in 2019 and operated through 2022. The property validated our core thesis: hands-on repositioning, design-forward presentation, and active revenue management compound significantly over a disciplined hold. Sold at a meaningful premium, this exit funded the next phase of the portfolio.

Origin Asset Clean Exit Single Family

Case Study · Fort Mill, SC · Realized Exit

The Copper Mill

Single-Family STR · Fort Mill, SC

4 yr

Hold Period

$160K

Sale Profit

$250K

Cash Flow

A classic brick bungalow on a quiet Fort Mill street, acquired in 2019 and operated as a high-performing STR through 2023. Over four years, the property delivered consistent cash flow — the steady profile that defines the lower-risk end of our STR thesis. Exited on favorable terms with full capital recovery and meaningful profit.

Fort Mill, SC Strong Cash Flow Single Family

Case Study · Charlotte Metro · Realized Exit

Cedar House

Single-Family STR · Charlotte Metro

3 yr

Hold Period

$120K

Sale Profit

$250K

Revenue Generated

A charming craftsman bungalow in the Charlotte metro, acquired in 2020 and repositioned as a design-forward short-term rental. Cedar House delivered strong, consistent revenue over a three-year hold — what happens when operational expertise meets the right asset in a high-demand market. Exited in 2023 with full capital recovery and meaningful upside.

Charlotte Metro Design-Forward Single Family

Case Study · Louisville, KY · Bourbon Trail · Realized Exit 2023

The Chancellor

Historic Victorian · Louisville, KY

1 yr

Hold Period

−$175K

Net Loss

$5K

Revenue Generated

The Chancellor was a historic Victorian on Louisville's Bourbon Trail — a property we believed had top-10% STR potential in an underserved market. We acquired it in 2022 and immediately began the permitting process. What followed was a lesson in regulatory risk: a single neighbor's opposition swayed the permit board by one vote, and the STR license was denied.

With no permit and no path to STR operation, we held the property for the full year — generating only one month of long-term rental income — before exiting at a significant loss. The property was right. The market was right. The regulatory environment was the single point of failure. And it only takes one.

This deal permanently changed how we underwrite new markets. STR permitting risk is now a hard gate in our acquisition criteria — we verify municipal rules, local political climate, and neighbor opposition dynamics before any offer goes in.

What We Changed After This Deal

• → STR permit status is now verified before any offer is submitted — no exceptions
• → We assess local political climate and neighbor density risk as part of underwriting
• → New markets require a municipal ordinance review before any capital is deployed

Permit Denied Regulatory Risk Lesson Learned Historic Victorian

Figures shown are historical and property-specific. Sale profit reflects gross proceeds less acquisition and improvement basis at the time of sale, per closing statements. Revenue generated is gross booking revenue per third-party platform reports for the period stated, before operating expenses, debt service, and management. Owner-reported and unaudited. Past performance is not indicative of future results, and no return to any investor is implied. Supporting documentation is available to qualified partners on request.

The Operator Profile

Know Who You're Backing

Before a first conversation, we share a concise Operator Profile — Jonathan's 20-year track record, the current portfolio across Banner Elk and Rock Hill, the operating platform behind it, and how we structure capital partnerships. No commitment, no minimum — just who you'd be working with.

Sent personally by Jonathan — no automated drip, no list sharing.

Leadership

The People Behind the Capital

Pacilio Capital is built by a husband-and-wife team of operators, designers, and investors who have built, managed, and transformed hospitality assets across multiple market cycles. We bring institutional discipline, creative vision, and an owner's mindset to every decision.

Jonathan Pacilio

Founder & Managing Principal

Hospitality Investment Risk & Capital Strategy Value-Add Repositioning Carolinas Markets

---

Jonathan Pacilio brings over two decades of real estate experience and a rare institutional foundation to the world of hospitality investment. Before founding Pacilio Capital, Jonathan spent 17 years as a senior Risk and Compliance executive at some of the world's largest financial institutions — including Bank of America, Merrill Lynch, and Wells Fargo — where he developed a rigorous, analytical approach to evaluating risk, structuring capital, and protecting investor interests at scale.

That discipline now defines how Pacilio Capital underwrites and operates every asset in its portfolio. Jonathan applies institutional-grade due diligence to markets and opportunities that many traditional investors overlook — identifying properties with the structural bones and market positioning to support transformative repositioning.

Jonathan's approach to value creation is direct: he targets assets where multiple revenue structures can be built or retrofitted from the ground up. His hands-on renovation experience has repeatedly delivered 5x revenue performance improvements through complete, studs-out transformations — not cosmetic upgrades, but fundamental reimaginings of what a property can be and who it can serve.

Having relocated to the Carolinas 27 years ago, Jonathan has watched the region evolve into one of the hottest and most sustained expansion markets in the country — and built the relationships and local fluency to move with precision where others are still learning the terrain.

"It isn't commoditized — it is felt. Every space we touch is thoughtfully curated to create a feeling our guests will not forget, and will continue to pay a premium for."

20+

Years in Real Estate

17

Years Institutional Finance

5x

Revenue Lift, Repositioned Assets

UNC Charlotte B.S., Finance

Prior Institutions Bank of America  ·  Merrill Lynch  ·  Wells Fargo

Based in the Carolinas 27 years of regional market expertise

LinkedIn Connect with Jonathan →

Kim Pacilio

Co-Founder & Head of Design

Interior Design Brand Experience Premium Positioning

Every premium return in the Pacilio Capital portfolio starts with Kim. As Co-Founder and Head of Design, Kim is the creative force behind the branded guest experiences that allow our properties to command above-market nightly rates — transforming ordinary houses into destination stays that guests remember and rebook.

Kim has personally designed every property in the portfolio from the ground up — from concept and material selection to furniture curation, staging, and photography direction. Her instinct for what resonates with guests translates directly into higher ADRs, stronger reviews, and repeat business that reduces acquisition cost over time.

Over the past decade, Kim has taken 20+ STR interiors from bare walls to fully operational, guest-ready spaces — including a 7-bedroom luxury estate in Banner Elk, multi-unit complexes in Rock Hill, and a growing portfolio of mountain and urban retreats across the Carolinas. Her work is the reason properties like Hemingway Estates earned press coverage in Atlanta Magazine and consistently outperform comparable listings in their markets.

Kim brings the same standard of intentionality to co-host partnerships — ensuring that every owner who trusts Blue Pineapple Rental Group with their property gets a professionally positioned, beautifully presented listing that performs.

"The design isn't decoration — it's the product. When guests feel like they're staying somewhere special, they pay more, stay longer, and come back."

20+

STR Interiors Designed

16

Active Listings in Portfolio

10 Yrs

Building the Brand

Full-Portfolio Design Ownership Concept through launch — every property, every time

Rate Premium Driver Branded design directly tied to above-market ADR performance

Based in the Carolinas Designing for mountain, lakeside, and urban STR markets

LinkedIn Connect with Kim →

Recognition

As Seen In

Partner Inquiry

Let's Connect

We're selective about both assets and partners. We're currently building relationships with aligned investors ahead of our next opportunities — typical co-investment begins at $50,000. Introduce yourself below and Jonathan will personally respond within 2 business days.