Cedar Knob Nexus
$7M Data Room

The Investment Offer

Cedar Knob Core plan — all terms identical to the full platform raise. First lien on the full 153-acre property. Sugarfork assets are excluded from this financial model but remain part of the physical property securing the note.

Five-Year Financial Model

Adjusted proforma with all Sugarfork Legacy revenue and associated COGS removed. 2028 is the most impacted year — the $13.1M Sugarfork commercial land sale has been stripped. What remains is the earned revenue base: Bellavista, Walnut Hills hospitality, home sales, and WebWeave.

*2030 and 2031 show net improvement vs. original because Sugarfork COGS (construction expenses) exceeded Sugarfork revenues in those years. The net of Sugarfork was a drag in late years. *2031 7% adjusted margin reflects mixed-use building final investment — generates $32,500/month passive from 2032.

Core Revenue Stack

With Sugarfork removed, the platform still operates four independent, non-correlated revenue layers. No single layer is required for viability.

Capital Deployment

With Sugarfork pre-development removed from the deployment model, more capital concentrates on Bellavista activation, mountain hospitality units, and residential construction — the direct revenue-generating assets of the core plan.

The Asset Base

153 acres already owned. Infrastructure already in. No land acquisition required. No entitlement risk. All $7M deploys directly into revenue-generating activation — not into buying land.

Build-Ready Lots

25

Infrastructure complete

Ridge Lots

4

Premium elevation

Conservation

111 ac

S2G2 preserve

Peak Elevation

4,109 ft

Cedar Knob summit

• Infrastructure already in: Internal road systems, underground power, shared well systems — build-ready from Day 1.
• 117-acre conservation easement: Montane Red Cedar-Hardwood Woodland, granitic domes, 4,350 LF perennial streams. S2/G2 globally imperiled. 130-acre natural backlot.
• Cherokee cultural site: Kulosetsi village — programming, tourism identity, and grant eligibility.
• Bellavista Nexus Landing: 3.63-acre hilltop commercial property on Highway 64 — separately held, immediately developable.
• Market corridor: $1.2M median sale price Q4 2025. $36.7B NC visitor spending 2024. Supply-constrained second-home market.
• Note: Sugarfork Legacy tracts are part of the physical 153-acre property and remain as collateral securing the $7M note — they simply generate no modeled revenue in this plan. Any future Sugarfork activation is pure upside.

Bellavista · Front Door

Patio Dining

Spa & Wellness

Live Stage

Craft Ales

Food & Beer

Microbrewery

2032 Stabilized Rent Roll

The rent roll is unchanged — it derives entirely from Cedar Knob core assets. No Sugarfork assets were part of the stabilized rent roll in the original model either. Operators lease the assets and bear all operational risk.

Exit Pathways

The primary exit mechanism — Sacred Wellness Village note conversion — is retained. Sugarfork asset removal does not eliminate any of the core exit pathways.

Market Context

Supply-constrained luxury mountain market. TAM $5.5B · SAM $440M · SOM $2.2M initial. Cedar Knob Nexus is positioned as an irreplaceable cultural-IP estate — conservation easement + Cherokee heritage + published novel + 51,642 monthly Spotify listeners = a moat no competitor can replicate.

Development Timeline

Simplified execution path with Sugarfork village build removed. Fewer moving parts, faster stabilization, lower execution risk.

The Team

Risk Analysis

Sugarfork removal actually reduces several risk categories — no village construction risk, no commercial land timing risk, no phased village absorption risk. What remains is a straightforward hospitality + residential + studio platform.