Strategic Aircraft Paint Hangar & Aviation Refinishing Business – Dual Airside Facilities at Treasure Coast Internationa

Highlights:

• - Specialized aircraft painting and refinishing business with two airside hangars at Treasure Coast International Airport (KFPR).
• - Long-term ground sublease with Fort Pierce FBO, LLC covering approximately 27,159 (9,600 and 12,000 SQFT hangars) rentable square feet at 3804 and 3824 St. Lucie Boulevard.
• - Direct taxiway and runway access, with use of public airport areas and parking, supporting efficient aircraft movement and operations.
• - Premises dedicated to aviation uses under the Ground Master Lease, preserving on-airport, aviation-only positioning.
• - Current base ground rent of approximately $3,096 dollars per month plus sales tax, providing low, predictable occupancy cost.
• - Facilities configured for full-aircraft exterior painting and high-quality finishing of control surfaces, panels, cabinetry, and upholstery-related components.
• - Projected gross revenues of approximately $1.6 million dollars (Q3–Q4 2026 ramp) and $3,225,000 million dollars (full year 2027).
• - Projected adjusted income of approximately $544,125 dollars in 2026 and $1,088,250 dollars in 2027 after standard add-backs.
• - Asking price of $9,000,000 dollars for the combined business and leasehold estate, supported by earnings and specialized paint infrastructure.
• - Rare opportunity to acquire a cash-flowing aviation services business and a purpose-built, airside paint facility at a growing Florida airport under an assignable ground sublease.

Description:

Chip’s Custom Painting, Inc. (“Chip’s”) is a specialized aircraft painting and refinishing business operating from two airside hangars at Treasure Coast International Airport (KFPR) under a long-term ground sublease with Fort Pierce FBO, LLC. The Premises at 3804 and 3824 St. Lucie Boulevard total approximately 27,159 (11,778 sqft and 15,381sqft) rentable square feet, Containing TWO hangars 9,600 and 12,000 with direct access to airport taxiways, runways, and shared parking areas, and are dedicated to aviation uses consistent with the airport’s Ground Master Lease.

The ground sublease commenced upon County approval of the underlying Ground Master Lease and runs coterminous with the Landlord’s Second Amended and Restated Ground Lease with St. Lucie County, as amended, providing the buyer with a stable leasehold platform and the right to occupy and operate the existing improvements subject to customary consent requirements. Current base rent is approximately $3,096 dollars per month, with net rent adjustments as outlined in the sublease, resulting in a highly efficient occupancy cost relative to projected operating income. Lease active until 2058 with a 20 year option to extend.

For the ramp-up period in Q3–Q4 2026 and the first full year 2027, management projects gross revenues of approximately 1.6 million and $3.225 million dollars, respectively, generating adjusted income (after add-backs for depreciation, amortization, owner’s salary, interest expense, and other normalizing adjustments) of approximately $544,125 dollars in 2026 and $1,088,250 dollars in 2027. These projections underpin an asking price of $9,000,000 dollars for the combined business and leasehold estate, reflecting both the earnings profile and the specialized nature of the paint hangar infrastructure.

Chip’s Custom Painting, Inc. provides aircraft exterior painting and component refinishing services, with facilities configured to support both full-aircraft projects and high-quality finishing of control surfaces, panels, cabinetry, and upholstery-related components. The operation benefits from a dedicated airside location at Treasure Coast International Airport (formerly St. Lucie County International Airport), enabling efficient aircraft movement between hangars and the airfield and positioning the business to capture work from based and transient operators in a growing aviation market.

The leasehold estate being offered consists of the tenant’s interest in the ground sublease for the Premises at 3804 and 3824 St. Lucie Boulevard and all improvements thereon, together with the going-concern business assets of Chip’s Custom Painting, Inc. Under the ground sublease, the tenant and its invitees have access to all public areas of the airport, non-exclusive rights to use parking areas, and rights of access to runways, taxiways, and other airport facilities, subject to airport rules and the Ground Master Lease. The Premises must be used for aviation purposes and in compliance with all applicable laws and regulations, preserving the aviation focus and protecting the integrity of the airport environment.

On a financial basis, the offering contemplates adjusted income of approximately $1.1 million dollars in 2027 which, when capitalized at a strategic multiple appropriate for a niche aviation services platform with purpose-built paint infrastructure and favorable ground rent, supports total consideration in the range of approximately $9,000,000-dollar ask, a buyer is acquiring both a cash-flowing aviation services business and control of a rare, airside-configured paint facility at a growing Florida airport under a documented, assignable ground sublease structure.

Positioned within Treasure Coast International Airport, KFPR, the 27,159 SQFT Leasehold holds TWO 9,600 & 12,000 sqft hangars provide direct airfield access in one of the region’s most active general aviation environments. The property benefits from proximity to major transportation corridors, aviation services, and the growing industrial and business presence surrounding the airport.

Leasehold estate totaling 27,159 square feet of KFPR

Fire Protection: NFPA 13 wet-pipe system; OH-2 density. Foam not required unless fueled aircraft are inside.

3P

EXHIBIT A
LEASEHOLD INTEREST IN AND TO THE FOLLOWING:

3804 St. Lucie Boulevard

ALL THAT CERTAIN PIECE, PARCEL OR TRACT OF LAND SITUATE, LYING AND BEING IN SECTION 29, TOWNSHIP 34 SOUTH, RANGE 40 EAST OF THE TALLAHASSEE BASE MERIDIAN, ST. LUCIE COUNTY, FLORIDA. THE BEARINGS CONTAINED IN THIS LEGAL DESCRIPTION ARE BASED UPON STATE PLANE GRID NORTH. THE DISTANCES REFER TO GROUND DISTANCES. SAID LANDS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO WIT:

COMMENCING FOR REFERENCE AT THE NATIONAL GEODETIC SURVEY PRIMARY AIRPORT CONTROL STATION STAMPED "LUCIEPORT AZ. MK. 1989"; THENCE SOUTH 45°55'36" WEST, A DISTANCE OF 1517.76 FEET; THENCE SOUTH 44°04'24" EAST, A DISTANCE OF 82.60 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 88°06'04" EAST, A DISTANCE OF 130.22 FEET; THENCE SOUTH 02°00'27" EAST, A DISTANCE OF 90.45 FEET; THENCE NORTH 88°06'04" WEST, A DISTANCE OF 130.22 FEET; THENCE NORTH 02°00'27" EAST, A DISTANCE OF 90.45 FEET TO THE POINT OF BEGINNING.

THE ABOVE DESCRIBED PREMISES CONTAINS AN AREA OF 11,778.40 SQUARE FEET OR 0.270 ACRES, MORE OR LESS.

3824 St. Lucie Boulevard

ALL THAT CERTAIN PIECE, PARCEL OR TRACT OF LAND SITUATE, LYING AND BEING IN SECTION 29, TOWNSHIP 34 SOUTH, RANGE 40 EAST OF THE TALLAHASSEE BASE MERIDIAN, ST. LUCIE COUNTY, FLORIDA. THE BEARINGS CONTAINED IN THIS LEGAL DESCRIPTION ARE BASED UPON STATE PLANE GRID NORTH. THE DISTANCES REFER TO GROUND DISTANCES. SAID LANDS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO WIT:

COMMENCING FOR REFERENCE AT THE NATIONAL GEODETIC SURVEY PRIMARY AIRPORT CONTROL STATION STAMPED "LUCIEPORT AZ. MK. 1989"; THENCE SOUTH 45°55'36" WEST, A DISTANCE OF 1364.81 FEET; THENCE SOUTH 44°04'40" EAST, A DISTANCE OF 240.77 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 88°00'11" EAST, A DISTANCE OF 130.20 FEET; THENCE SOUTH 02°01'09" WEST, A DISTANCE OF 90.51 FEET; THENCE NORTH 88°00'11" WEST, A DISTANCE OF 130.20 FEET; THENCE NORTH 02°01'09" EAST, A DISTANCE OF 90.51 FEET TO THE POINT OF BEGINNING.

THE ABOVE DESCRIBED PREMISES CONTAINS AN AREA OF 11,784.40 SQUARE FEET OR 0.271 ACRES, MORE OR LESS.

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