Enhanced $7M model — new anchors added. This proforma expands the $5M ecosystem with two major additions: Bellavista Nexus Landing (NL), a full European-style hospitality destination (restaurant, spa, craft ales, geodesic domes, deli), and a substantially expanded Home Sales + Commercial Sales program reaching $16.1M in 2030. Total revenue reaches $31.7M in 2030. Asset sale gains total approximately $34.2M over 5 years. The $14M institutional lender close (2029) is retained from the prior model. Head count scales from 37 → 109 FTEs. Operating income turns positive in 2028 ($5.26M) and 2030 ($5.35M).
2027
$6.73M
OpInc: ($187K)
Deploy + Bellavista opens
2028
$24.3M
OpInc: $5.26M
Comm Sales $13.1M
2029
$11.0M
OpInc: ($265K)
$14M inst. close
2030
$31.7M
OpInc: $5.35M
Home Sales $16.1M
2031
$19.4M
OpInc: ($1.5M)
Ops stabilize
5-Yr Asset Sale Gains
$34.2M
Home, commercial, land events
Total Assets 2031
$49.1M
From $3M initial
Equity 2031
$38.4M
From $5.05M in 2027
Head Count 2031
109
From 37.6 FTE in 2027
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| Metric | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|
| Revenue | $6,726,790 | $24,297,037 | $11,001,126 | $31,730,003 | $19,376,990 |
| Direct Costs | $4,130,765 | $13,114,276 | $6,905,462 | $17,917,451 | $11,839,730 |
| Gross Profit | $2,596,025 | $11,182,761 | $4,095,664 | $13,812,551 | $7,537,260 |
| Gross Margin |
39% | 46% |
37% | 44% |
39% |
| Operating Expenses | $1,530,142 | $4,025,924 | $1,725,644 | $4,791,526 | $3,822,299 |
| Operating Income |
($186,719) | $5,257,813 |
($265,172) | $5,353,241 |
($1,489,039) |
| Interest Expense | $669,082 | $803,053 | $1,074,543 | $1,054,494 | $1,008,564 |
| Depreciation & Amortization | $327,881 | $449,371 | $966,669 | $1,338,015 | $1,842,447 |
| Asset Sale Gains |
$2,975,000 | $6,483,636 |
$7,139,015 | $12,722,894 |
$4,865,909 |
| Net Profit |
$1,791,318 | $10,489,025 |
$4,832,631 | $15,683,626 |
$564,780 |
| Net Margin | 27% | 43% | 44% | 49% | 3% |
Revenue / Gross Profit / Operating Income
Asset Sale Gains — Capital Event Timeline
Reading the model: Revenue in 2028 ($24.3M) and 2030 ($31.7M) is heavily driven by Home Sales ($4.93M / $16.1M) and Commercial Sales ($13.1M / $3.75M). These are non-recurring capital events. The operating income inflections in 2028 and 2030 confirm the business generates genuine operating leverage in peak capital-event years. The recurring hospitality + studio platform (Bellavista NL, glamping, studio, lodging) builds independently beneath the transaction layer.
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| Revenue Stream | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|
| Home Sales | $2,520,000 | $4,925,000 | $1,275,000 | $16,098,500 | $0 |
| Commercial Sales | $0 | $13,100,000 | $0 | $3,750,000 | $3,750,000 |
| Bellavista NL — Restaurant | $1,921,000 | $2,167,830 | $2,807,364 | $3,264,602 | $3,668,256 |
| Bellavista NL — Geodesic Domes | $514,037 | $1,073,090 | $1,248,595 | $1,318,220 | $1,344,045 |
| Bellavista NL — Craft Ales | $478,800 | $785,500 | $997,500 | $1,152,000 | $1,284,375 |
| Bellavista NL — Spa | $120,310 | $178,670 | $300,480 | $422,595 | $511,650 |
| Bellavista NL — Deli | $188,500 | $209,255 | $234,365 | $269,515 | $299,155 |
| Bellavista NC — Spirits | $60,000 | $130,512 | $293,672 | $367,128 | $458,936 |
| Bellavista NL — Van Camping | $26,000 | $33,020 | $42,625 | $54,868 | $69,240 |
| Bellavista NL — WebWeave Studios | $22,200 | $22,200 | $22,200 | $22,200 | $22,200 |
| Walnut Hills Geodesic Domes | $241,668 | $309,805 | $431,250 | $489,145 | $541,480 |
| Harkins Property Glamping (Lots 6–10) | $166,200 | $185,200 | $204,200 | $236,500 | $266,550 |
| Studio Production Services | $28,500 | $278,000 | $690,563 | $879,619 | $1,718,020 |
| Lodge Studio Rental | $75,625 | $216,000 | $432,000 | $799,500 | $1,374,888 |
| Mobile Studio Bus | $63,900 | $114,000 | $141,300 | $154,017 | $181,749 |
| Workshops | $150,000 | $300,000 | $450,000 | $500,000 | $250,000 |
| Lodge Revenue (Inn) | $0 | $0 | $205,500 | $332,000 | $700,000 |
| Cottage / Villa Rentals | $72,000 | $72,000 | $468,000 | $468,000 | $468,000 |
| Employee Cottages | $0 | $0 | $103,200 | $103,200 | $103,200 |
| Sugarfork Legacy (Lodge + Restaurant + Craft Ales) | $0 | $0 | $0 | $125,000 | $622,400 |
| Sugarfork Legacy Spa | $0 | $0 | $0 | $0 | $273,900 |
| Music Lodge Lease | $0 | $0 | $0 | $7,500 | $35,400 |
| IP Assets / WebWeave Nexus | $29,250 | $56,900 | $146,500 | $316,000 | $516,000 |
| Services, Events & Retreats | $12,000 | $36,000 | $90,000 | $315,000 | $362,244 |
| Hunt Property Event Space | $10,000 | $22,500 | $25,000 | $27,500 | $32,500 |
| Harkins Event Space | $0 | $0 | $32,900 | $43,780 | $54,325 |
| Merchandise + Other | $6,800 | $13,455 | $23,412 | $52,814 | $37,627 |
| Total Revenue | $6,726,790 | $24,297,037 | $11,001,126 | $31,730,003 | $19,376,990 |
Revenue Stack — Recurring vs. Capital Events vs. Bellavista
Bellavista Nexus Landing — New Anchor Business
Bellavista Nexus Landing (BNL) is the largest new element in the $7M model vs. the $5M model. It is a European-style hospitality destination integrated into the property with a full-service restaurant, craft ales brewery, spa, glamping geodesic domes, deli, and WebWeave studio rental. BNL alone contributes $3.33M in 2027 revenue growing to $7.25M by 2031, making it the single largest recurring revenue engine in the portfolio.
Bellavista NL — Core Revenue
$7.25M
2031 total across all BNL streams
Restaurant 2031$3,668,256
Geodesic Domes 2031$1,344,045
Craft Ales 2031$1,284,375
Spa 2031$511,650
Deli 2031$299,155
Spirits 2031$458,936
Van Camping 2031$69,240
| BNL Revenue | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|
| Restaurant | $1,921,000 | $2,167,830 | $2,807,364 | $3,264,602 | $3,668,256 |
| ↳ Covers / yr | 113,000 | 120,435 | 133,684 | 148,391 | 152,844 |
| Geodesic Domes | $514,037 | $1,073,090 | $1,248,595 | $1,318,220 | $1,344,045 |
| Craft Ales | $478,800 | $785,500 | $997,500 | $1,152,000 | $1,284,375 |
| Spa | $120,310 | $178,670 | $300,480 | $422,595 | $511,650 |
| Deli + Van Camping | $214,500 | $242,275 | $276,990 | $324,383 | $368,395 |
| Spirits + Studios | $82,200 | $152,712 | $315,872 | $389,328 | $481,136 |
| BNL Total | $3,330,847 | $4,600,077 | $5,946,801 | $6,871,128 | $7,257,857 |
Bellavista NL Revenue Growth 2027–2031
BNL direct cost structure: Restaurant COGS runs ~73% of revenue in early years and ~72% by 2031. Craft Ales direct cost ~28%. Geodesic Domes ~25%. The model includes dedicated BNL line cooks, spa therapists, and craft brewing staff as direct labor — these are allocated to COGS, not operating expenses.
Home Sales & Commercial Sales — Capital Events
$34.2M
Total asset sale gains (home sales + commercial sales + property transactions) across 5 years. Home sales peak at $16.1M in 2030. Commercial Sales of $13.1M land in 2028 and $3.75M in both 2030–2031. These are the primary drivers of headline net profit in peak years.
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| Capital Event | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|
| Home Sales (Revenue) | $2,520,000 | $4,925,000 | $1,275,000 | $16,098,500 | $0 |
| ↳ Home Construction COGS | ($1,222,200) | ($2,388,625) | ($618,375) | ($7,807,773) | $0 |
| ↳ Home Sale Net | $1,297,800 | $2,536,375 | $656,625 | $8,290,728 | — |
| Commercial Sales (Revenue) | $0 | $13,100,000 | $0 | $3,750,000 | $3,750,000 |
| ↳ Commercial Construction COGS | $0 | ($6,222,500) | $0 | ($1,781,250) | ($1,781,250) |
| ↳ Commercial Net | — | $6,877,500 | — | $1,968,750 | $1,968,750 |
| Additional Asset Sale Gains (P&L) | $2,975,000 | $6,483,636 | $7,139,015 | $12,722,894 | $4,865,909 |
| Total P&L Asset Sale Gains | $2,975,000 | $6,483,636 | $7,139,015 | $12,722,894 | $4,865,909 |
Studio & Media Infrastructure
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| Studio Metric | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|
| Production Svc Revenue | $28,500 | $278,000 | $690,563 | $879,619 | $1,718,020 |
| ↳ Billable Hours | 95 | 900 | 2,175 | 2,728 | 5,270 |
| Facility Rental Revenue | $75,625 | $216,000 | $432,000 | $799,500 | $1,374,888 |
| Mobile Studio Bus | $63,900 | $114,000 | $141,300 | $154,017 | $181,749 |
| BNL WebWeave Studios | $22,200 | $22,200 | $22,200 | $22,200 | $22,200 |
| Total Studio Revenue | $190,225 | $630,200 | $1,286,063 | $1,855,336 | $3,296,857 |
| IP Assets Created (WebWeave) | $17,250 | $34,500 | $69,000 | $138,000 | $276,000 |
| WebWeave Nexus Platform | $12,000 | $22,400 | $77,500 | $178,000 | $240,000 |
| AI & Prod Infrastructure OpEx | $4,560 | $44,480 | $110,490 | $140,739 | $274,883 |
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| Direct Cost Category | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|
| Home Construction COGS | $1,222,200 | $2,388,625 | $618,375 | $7,807,773 | $0 |
| Commercial Construction COGS | $0 | $6,222,500 | $0 | $1,781,250 | $1,781,250 |
| Bellavista NL — Restaurant | $1,392,725 | $1,571,677 | $2,035,339 | $2,366,836 | $2,659,486 |
| Bellavista NL — Geodesic Domes | $128,509 | $268,273 | $312,149 | $329,555 | $336,011 |
| Bellavista NC — Craft Ales | $33,000 | $71,782 | $161,520 | $201,920 | $252,415 |
| Bellavista NC — Spirits | $263,340 | $432,025 | $548,625 | $633,600 | $706,406 |
| Bellavista NL — Spa + Deli | $33,687 | $50,028 | $84,134 | $118,327 | $143,262 |
| Direct Labor (Billable + Spa) | $240,516 | $347,148 | $569,161 | $784,398 | $1,029,595 |
| Cottage / Villa Rentals Cost | $39,600 | $39,600 | $257,400 | $257,400 | $257,400 |
| Maintenance, Repairs | $37,750 | $58,518 | $96,550 | $178,616 | $230,409 |
| Harkins Property Glamping | $58,170 | $64,820 | $71,470 | $82,775 | $93,293 |
| Total Direct Costs | $4,130,765 | $13,114,276 | $6,905,462 | $17,917,451 | $11,839,730 |
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| Balance Sheet | Initial | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|
| Total Assets | $3,001,000 | $12,867,401 | $24,678,779 | $35,491,417 | $49,559,604 | $49,111,896 |
| Cash | $1,000 | $1,243,631 | $4,703,729 | $6,235,280 | $6,290,704 | $2,159,430 |
| Long-Term Assets (gross) | $3,000,000 | $11,951,650 | $20,748,666 | $30,934,906 | $46,073,790 | $51,383,894 |
| Accumulated Depreciation | — | ($327,881) | ($773,616) | ($1,678,489) | ($2,804,890) | ($4,431,428) |
| Total Liabilities | $0 | $7,819,082 | $8,622,136 | $13,602,842 | $12,107,403 | $10,754,915 |
| Total Equity | $3,001,000 | $5,048,318 | $16,056,644 | $21,888,575 | $37,452,200 | $38,356,980 |
| Paid-In Capital | $450,000 | $706,000 | $1,306,000 | $2,386,000 | $3,466,000 | $4,606,000 |
| Retained Earnings | $2,551,000 | $2,551,000 | $4,261,618 | $14,669,944 | $18,302,575 | $33,186,200 |
| Current Year Earnings | — | $1,791,318 | $10,489,025 | $4,832,631 | $15,683,626 | $564,780 |
Assets · Long-Term Debt · Equity
Capital Structure & Financing
Capital Stack by Phase
$7M PIK Facility (2027)
$7,000,000
PIK structure — interest accrues. No early cash drain. Balance grows to $7.82M by year-end 2027.
WeFunder Equity Raise (5-yr)
$4,056,000
$256K (2027) → $600K (2028) → $1.08M (2029) → $1.08M (2030) → $1.14M (2031)
$14M Institutional — ~15yr @ 8%
$14,000,000
Closes 2029. Long-term debt balance: $13.06M (2029) → $10.12M (2031) as principal is retired.
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| Debt Metric | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|
| Total Debt Balance | $7,819,082 | $8,622,136 | $13,602,842 | $12,107,403 | $10,754,915 |
| Long-Term Debt | $7,819,082 | $8,622,136 | $13,060,953 | $11,520,538 | $10,119,341 |
| Short-Term Debt | $0 | $0 | $541,889 | $586,865 | $635,575 |
| Interest Expense | $669,082 | $803,053 | $1,074,543 | $1,054,494 | $1,008,564 |
| Inst. Lender Balance | — | — | $13,060,953 | $11,520,538 | $10,119,341 |
Debt reduction: Unlike the $5M model where PIK accretes, the $7M model shows the institutional lender balance declining steadily from $13.06M (2029) to $10.12M (2031) — approximately $1.5M/yr of principal retirement, signaling strong debt service capacity from operating cash flows.
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| Personnel Metric | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|
| Head Count (avg FTE) | 37.6 | 57.6 | 70.3 | 88.4 | 109.4 |
| Revenue / Employee | $178,958 | $421,842 | $156,490 | $358,936 | $177,126 |
| Net Profit / Employee | $47,679 | $182,133 | $68,743 | $177,477 | $5,162 |
| Total Personnel Cost | $1,493,117 | $2,246,172 | $3,204,352 | $4,452,182 | $6,194,673 |
| Production Team — Billable | $55,000 | $92,600 | $108,000 | $138,950 | $289,400 |
| Bellavista — Chef / Sous Chef | $85,250 | $130,125 | $179,750 | $208,175 | $265,925 |
| Bellavista — Line Cooks | $143,800 | $180,400 | $233,600 | $307,300 | $315,525 |
| Bellavista — Spa Therapist | $41,716 | $74,148 | $227,561 | $338,148 | $424,670 |
| Capitalized Labor Offset | $23,196 | ($247,202) | ($907,109) | ($1,232,295) | ($557,128) |
Personnel Cost vs. Head Count
Advanced Investor Metrics
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| Metric | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|
| EBITDA (OpInc + D&A) | $141,162 | $5,707,184 | $701,497 | $6,691,256 | $353,408 |
| EBITDA Margin | 2% | 24% | 6% | 21% | 2% |
| Gross Margin | 39% | 46% | 37% | 44% | 39% |
| Debt / Total Assets | 61% | 35% | 38% | 24% | 22% |
| Debt / Equity | 1.55x | 0.54x | 0.62x | 0.32x | 0.28x |
| Interest Coverage (OpInc/Int) | (0.28x) | 6.55x | (0.25x) | 5.08x | (1.48x) |
| Revenue / FTE | $178,958 | $421,842 | $156,490 | $358,936 | $177,126 |
| Studio Billable Hours Total | 583 | 2,000 | 4,086 | 5,701 | 10,011 |
| Recurring Rev (ex Home+Comm Sales) | $4,206,790 | $6,272,037 | $9,726,126 | $11,881,503 | $15,626,990 |
| Cash at Year End | $1,243,631 | $4,703,729 | $6,235,280 | $6,290,704 | $2,159,430 |
Recurring revenue base: Stripping out home sales and commercial sales, the underlying recurring platform (Bellavista NL, studio, lodging, glamping, workshops, IP) grows from $4.2M (2027) to $15.6M (2031) — a 271% increase. This is the durable engine beneath the capital-event headline numbers. By 2031, interest coverage on a recurring basis reaches 1.44x with operating income from the stabilized platform.
Sacred Wellness Village — Targeted Acquisition Campaign: The Sugarfork Legacy Sacred Wellness Village represents a unicorn opportunity within the broader platform — a purpose-built, fully integrated wellness destination asset in a supply-constrained Appalachian corridor with no comparable comp in the regional market. A targeted marketing campaign is actively underway to identify and engage the right sacred wellness buyer: an operator, family office, wellness brand, or institutional partner with the capital, vision, and mission alignment to recognize this asset class for what it is. This is not a listed property. It is a direct outreach to a defined profile. Qualified buyer inquiries: Don@CKN.World
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| Cash Flow | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|
| Cash at Start | $1,000 | $1,243,631 | $4,703,729 | $6,235,280 | $6,290,704 |
| Net Change in Cash | $1,242,631 | $3,460,097 | $1,531,551 | $55,424 | ($4,131,274) |
| Cash at Year End | $1,243,631 | $4,703,729 | $6,235,280 | $6,290,704 | $2,159,430 |
| WeFunder Investments | $256,000 | $600,000 | $1,080,000 | $1,080,000 | $1,140,000 |
| Dividends & Distributions | $0 | ($80,700) | ($80,700) | ($1,200,000) | ($800,000) |
| LT Debt Change | $7,819,082 | $803,053 | $4,438,818 | ($1,540,415) | ($1,401,197) |
2031 cash reduction: The $4.1M cash decrease in 2031 reflects debt principal repayment ($1.4M LTD reduction), distributions ($800K), and reduced capital event proceeds (no home sales, commercial sales continuing). The $2.16M year-end cash balance remains adequate for operations given stabilizing recurring revenue of $15.6M.
Investment Model — How It Works
Phase 1 · 2027–2028
Deploy & Activate
$7M PIK deployed. Bellavista NL opens delivering immediate restaurant/dome/ales revenue. Home sales ($7.4M) and Commercial Sales ($13.1M) in 2028 recycle capital.
Phase 2 · 2029
Institutional Refi
$14M institutional lender closes. Funds Sugarfork Legacy Village construction. Studio infrastructure matures. Recurring revenue builds beneath capital event variability.
Phase 3 · 2030–2031
Full Platform
Home sales peak at $16.1M (2030). Sugarfork Legacy, Music Lodge, Craft Ales operational. Studio at 10K+ billable hours. BNL at $7.25M recurring. Debt paydown active.
Modeling note — construction cost allocation: This proforma uses software that allocates total construction cost at build commencement and records full sale revenue at closing. It does not phase costs or revenue across the build timeline. A home or commercial unit that takes 14–18 months to complete will show its entire cost basis in the month construction starts and its entire sale proceeds in the month it closes. This is a software constraint, not a financial assumption — actual cash deployment is progressive across an average 14–18 month build cycle per unit. As a result, years containing multiple build-starts (2027, 2029) show elevated cost concentration, and years containing multiple closings (2028, 2030) show elevated revenue and net profit. Neither reflects the actual month-by-month cash position. Investors and lenders evaluating period-level cash flow or constructing a debt service coverage model should request the unit-level draw schedule, which maps actual cost deployment and closing timelines across the 18-month build window. Evaluate EBITDA, gross margin on recurring streams, and the institutional debt reduction trajectory ($13.06M → $10.12M, 2029–2031) as the primary measures of sustained platform health.