FINANCIALS

The Numbers Behind
the Opportunity

"The goal isn't more money. The goal is living life on your terms."

— Chris Brogan

DEAL STRUCTURE

Capital Raise & Equity Structure

Capital Allocation

$17,000,000 Total Raise

The Barn at Smith Lake (25 acres)
$8,000,000
47%
Expansion Parcel (49 acres)
$5,000,000
29%
Renovations & Improvements
$2,000,000
12%
Working Capital & Reserves
$2,000,000
12%

Equity Structure

50/50 Split

50%
Investors
$17M capital contribution for 50% equity in the 25-acre Barn at Smith Lake parcel
50%
Sponsors
Managing partners retain 50% equity for deal sourcing, management, and execution

Investors receive 50% equity in the primary 25-acre parcel (The Barn at Smith Lake). The 49-acre expansion parcel provides additional upside and serves as collateral, held free and clear after acquisition.

REVENUE PROJECTIONS

Path to $3.5M–$4.2M Annual Revenue

Revenue StreamCurrentYear 1Year 2Year 3
Weddings & Events$1.2M$1.3M$1.5M$1.7M
Corporate Retreats$0$400K$900K$1.3M
Luxury Accommodations$0$200K$500K$800K
Wellness & Spa$0$100K$250K$400K
Adventure Experiences$0$0$100K$250K
Total Revenue$1.2M$2.0M$3.25M$4.45M

Projections are estimates based on market analysis and comparable venues. Actual results may vary.

EXIT STRATEGY

Refinance & Return Capital

The primary exit strategy is to grow revenue sufficiently to achieve a $25M+ valuation, then refinance at 70% LTV to return investor principal while retaining equity.

Get your money back — then enjoy infinite ROI for the rest of your life.

$25M+
Target Valuation
Based on 6x–8x revenue multiple for premium hospitality assets
$17.5M
Refinance Proceeds
70% LTV on $25M valuation returns investor principal
49 Acres
Free & Clear
Expansion parcel held unencumbered for future development or sale

Exit Timeline

Year 0

Acquisition

Acquire both parcels. Immediate equity of $6M–$7M from below-market purchase.

Year 1

Expansion

Deploy houseboats, glamping, and corporate retreat program. Revenue grows to $2M+.

Year 2

Scale

Full wellness facility, tiny homes, and Bear Grylls Academy. Revenue reaches $3.25M.

Year 3

Refinance

Achieve $25M+ valuation. Refinance at 70% LTV to return $17.5M to investors.

VALUATION ANALYSIS

Multiple Paths to $25M+ Valuation

Valuation MethodConservativeBase CaseOptimistic
Real Estate Only$11.8M$14.5M$17.2M
Revenue Multiple (6x–10x)$21M$28M$42M
NOI Cap Rate (8%–12%)$18M$25M$33M
Comparable Sales$20M$26M$35M
RISK MITIGATION

Built-In Downside Protection

Below-Market Acquisition

Purchasing a $14M–$15M asset for $8M creates immediate equity cushion of $6M–$7M, providing significant downside protection from day one.

Proven Cash Flow

The venue has generated $1M+ annually since 2022 with 50%+ margins. This is not a development play — it's a cash-flowing business from day one.

Pre-Booked Revenue

$999,950 in non-refundable deposits already secured for 2026. Revenue is confirmed before the acquisition closes.

Multiple Revenue Streams

Diversification across weddings, corporate, wellness, and accommodations reduces dependency on any single revenue source.

Ready to Invest?

Request the complete Investment Memorandum with detailed financial models, market analysis, and legal documentation.

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