Investment & Returns
Phased 10-year model — luxury glamping operations with event venue spaces leased/contracted separately (SBA-financed ramp)
Startup Investment
Phase 1 — Y0 (Bridge Capital)
New Barnhouse initial construction. Bridge loan @ 12% interest.
$25,000
Phase 1 — Y1 (SBA Draw)
6 glamping units (entry hill) + Shared Amenity 1 + roadways + electric. SBA loan activated, bridge begins retiring.
$346,500
Phase 2 — Y3 (Ops-funded)
6 glamping units (Fuselage, Birdhouse, Yurt, Bell Tent, RV, Safari) + Old Farmhouse renovation + Pond & Shared Amenity 2 — funded from operations cash flow
$641,000 *
Phase 3 — Y5 (Ops-funded)
4 glamping units + Sequoia 3BR cabin (partial) + Shared Amenity 3 + Pond — funded from operations cash flow
$465,250 *
Phase 3 — Y6 (Ops-funded)
Sequoia 3BR cabin completion — funded from operations cash flow
$183,750 *
Phase 4 — Y7 (Ops-funded)
4 final glamping units + Tiny Home + Sugar Shack + Shared Amenity 3 + roadways — full build-out. Debt-free by Y8.
$879,500 *
Natural Builds (sequential, Y2–Y8)
Workshop/educational revenue funded; added every other year — no capital cost to business
$0 †
Total Capital Draws (all phases)
$2,541,000
* Phases 2–4 funded from operations cash flow — not additional debt or equity
† Natural builds funded entirely by workshop / educational revenue
Pavilion 1 — Large Outdoor Venue
2,400 SF · East valley · Primary event space
$275,000
Pavilion 2 — Food & Drink Support
1,500 SF · Adjacent to main pavilion
$55,000
Decor Rental Inventory
China, vases, linens, tablecloths, runners, napkins
$10,000
Pre-Opening Operating Costs
Setup, staging, and initial operating expenses
$18,400
Venue Total
$358,400
Event venue spaces are leased/contracted separately from glamping operations.
Y0–Y10 Phased Forecast
- Revenue
- NOI
- Net Profit
10-Yr Total Revenue
$11.5M
10-Yr Total NOI
$5.0M
Total Investment
$5.0M
Debt-Free Year
Year 8
Year-by-Year Detail
| Year | Revenue | Op Costs | NOI | Interest | Debt Balance | Net Profit |
|---|---|---|---|---|---|---|
| Y0 | $0 | $0 | $0 | $3,000 | $28,000 | $-3,000 |
| Y1 | $201,474 | $193,800 | $7,674 | $14,980 | $381,806 | $-7,306 |
| Y2 | $345,102 | $391,869 | $-46,767 | $15,272 | $443,845 | $-62,039 |
| Y3 | $633,663 | $451,434 | $182,229 | $43,394 | $946,010 | $138,835 |
| Y4 | $780,876 | $457,277 | $323,599 | $37,840 | $660,251 | $285,759 |
| Y5 | $1,065,452 | $693,000 | $372,452 | $45,020 | $798,069 | $327,432 |
| Y6 | $1,217,417 | $705,000 | $512,417 | $39,273 | $508,676 | $473,144 |
| Y7 | $1,649,156 | $892,000 | $757,156 | $55,527 | $686,547 | $701,629 |
| Y8 | $1,840,424 | $892,000 | $948,424 | $27,462 | $0 | $920,962 |
| Y9 | $1,879,727 | $892,000 | $987,727 | $0 | $0 | $987,727 |
| Y10 | $1,892,597 | $892,000 | $1,000,597 | $0 | $0 | $1,000,597 |
| 10-Year Total | $11,505,888 | $6,460,380 | $5,045,508 | $281,768 | — | $4,763,740 |
Annual Operating Expenses
Interest expense and debt balance are shown in the Year-by-Year table above. All NOI is applied to principal repayment for fastest debt payoff — debt-free at Year 8.
Farmer Partnership — Optional Upside
Not included in base projections. If regenerative farming tenants are secured, these annual benefits become available:
Optional upside — not reflected in projections above
• Phased model: Y0 = bridge-funded setup (no units open); SBA closes at Y1, units begin opening
• Occupancy: 59% (198 nights/yr booked; 11 months × ~4 stays/month) at full operation
• Y0 revenue: $0 — bridge phase, no units operating
• Y1 revenue: $201K — SBA activation, 6 glamping + New Barnhouse open, NOI $8K
• Y3 SBA stabilization: $634K revenue, $182K NOI, DSCR 4.2x
• Phase 2 (Y3): 12 glamping + 1 cabin; revenue $634K
• Phase 3 (Y5): 16 glamping + 3 cabins; revenue $1.07M, NOI $372K
• Phase 4 (Y7): 20 glamping + 5 cabins — full build-out; revenue $1.65M, NOI $757K
• Natural builds added Years 2, 4, 6, 8 at no capital cost (workshop-funded)
• Event venue spaces leased/contracted separately — not included in glamping business revenue projections
• Staffing ramps: Business Mgr (Y1) → Customer Mgr (Y3) → Housekeeping + Grounds (Y5) → 2 additional FTEs (Y7)
• All FTE wages set at equitable living wage: $81,000/yr ($6,750/mo)
• Capital structure: $25K bridge draw Y0 (12%); $346.5K SBA draw Y1 (4%); ops-funded draws Y3/Y5/Y6/Y7 totaling $2.17M. Total capital draws: $2.54M. SBA loan facility: $3.86M (includes bridge refinancing + land). Peak debt ~$946K (Y3)
• Debt service: All NOI applied to principal + interest. Interest declines from $3K (Y0) to $27K (Y8). Ending balance reaches $0 at Y8 — debt-free
• DSCR: Stabilized 2.4x–7.4x+ (Y3: 4.2x, Y5: 8.3x, Y7: 13.6x)
