- Retire existing bridge / hard-money obligations
- Clean title to full 153 acres
- Simplified capital stack for DSCR refi exit
- 220%+ LTV from day one post-close
- Full equity preserved in 26 recorded lots
- 15 geodesic rental domes — full site prep per lot
- 15m event dome — weddings, retreats, AI workshops
- 8m bunkhouse — staff, facilitators, overflow guests
- Hardscaping, utilities, septic, electric per lot
- $14K–$16K weekly PGI at stabilization
- Basically Done launch tour infrastructure
- Pick's Hideaway Players mobile performance rig
- Music licensing platform activation
- WebWeave Universe IP positioning
- $15K/yr recurring licensing base from Year 2
- 15 geodesic rental domes
- 15m event dome
- 8m bunkhouse (staff + overflow)
- $14K–$16K/wk PGI at stabilization
- $728K–$832K annualized gross revenue
- Year 1 NOI: $88,710 (PIK — no debt service)
- Year 2 Glamping NOI: $327,600
- 4 eco-rental cottages at Walnut Hills
- 1,100–1,300 sq ft per unit
- Hempcrete + cordwood + passive solar
- Standardized 30×40 workshop-labor system
- ~$112,500 build cost per unit
- Funded from $187K–$221K annual NCF
- $455K–$525K market value per unit at stabilization
- Carriage house — Lot 22 (~$50K–$60K acq.)
- Carriage house — Lot 37 "The Ridgevista Haven"
- Lot 37 main: ~3,700 sq ft, 4/7, $1.1M–$1.6M
- Adds independent STR + appraised value per lot
- Funded from $221K–$240K annual NCF
- Both lots: buyer demo sites pre-construction
$1.5M PIK Bridge — Investor Pitch Deck
10-slide interactive deck: use of proceeds, phased build plan (domes → cottages → carriage houses), integrated operating model, DSCR 2.04x→2.47x bar chart, collateral table, three exit paths, enterprise context, and loan terms.
ckn.world/whbld$1.5M PIK Bridge — Business Plan
13-section scrollable business plan: enterprise context, $6M–$7M valuation, all three use-of-proceeds tracks, integrated operating model, DSCR ramp, homes portfolio, collateral, three exit paths, 3-year projections, grant potential, and loan terms.
ckn.world/whblbp$1.5M PIK Bridge — Integrated Operating Model
Standalone cash flow document: glamping NOI model, events/retreats layer, mobile studio layer, combined DSCR table, and phased build cash flow analysis showing cottage and carriage house fundability from operating surplus.
ckn.world/whbl5-Year Cash Flow & DSCR Model
Year-by-year: Glamping NOI ($73K→$374K), Events NOI ($15K→$55K), Mobile Studio ($0→$15K/yr). Combined DSCR 2.04x (Y2) → 2.47x (Y5). Debt service $180K/yr beginning Month 13+.
Cash Flow → Cottage Construction Analysis
NCF allocation table: Y2 $187,600 → 1–2 cottages funded; Y3 $221,000 → program complete; Y4 $240,360 → Lot 22 carriage house; Y5 $264,400 → Lot 37 carriage house. Self-funding sequence with reserve.
CKN Business Plan 2026 — January Edition
Foundational enterprise document: $6M–$7M current valuation, $12M–$15M 36-month target, MaconOne revenue documentation, 3-year revenue projections ($5.49M–$11.57M cumulative), grant potential $500K–$2.5M, investment highlights.
MaconOne / Cullasaja Landscape Supply — Revenue Documentation
Operating business generating $1M+ documented annual revenue. 25% ROI per 90-day equipment cycle (~144% annualized). Multi-year bank statement analysis 2022–2024. Hurricane Helene (Sept 29, 2024) impact and recovery context.
Walnut Hills — Site Infrastructure Summary
$336,674 invested 2021–2025: roads, utilities, underground power, clearing, wells. 25 shovel-ready recorded lots. 6 development lots earmarked for resort amenities. Zero construction risk for lot-level development.
Earthship-Hybrid Home Portfolio — 6 Named Homes
Ridge Haven (Lot 2, $750K–$1.3M), Woodspire Haven (Lot 3, $750K–$1.3M), Ledford Lodge (Lot 6, $1.2M–$1.8M+), Mountain Hideaway Lodge (Lot 11, $1.4M–$2.1M), Timberveil (Lot 24, $700K–$1.2M), Ridgevista Haven + carriage (Lot 37, $1.1M–$1.6M).
Cedar Knob Nexus — Master Plan Summary
153 acres total: 36 acres Walnut Hills + 117 acres Cedar Knob. S2G2 globally imperiled conservation rating. Nvnehi Trail system, Ganvuta Pass, 4 ridge lodge sites, disc golf, amphitheater. $2.5M–$3M conservation tax credit potential.
Short-Term Rental Market & Income Analysis
Cashiers-Highlands Plateau STR benchmarks. Dome model: ~$200 ADR, 50–60% occupancy. Cottage model: $275–$305 ADR, 52–60% occupancy, $58K–$68K gross/yr, NOI $27K–$43K, income value $470K–$540K per unit.
GeoDome Sites — Homesite-First Strategy
Dual-return per activated lot: immediate STR glamping income + improved-lot premium on sale. Each site serves three roles simultaneously: STR income, live buyer demonstration platform, and pre-developed pad for future cottage or Earthship home.
Exit Strategy — Three-Path Analysis
Path 1: DSCR / portfolio refi at 18–24 months. Path 2: 5–6 lot sales at ~$286K each = $1.43M–$1.72M (full payoff). Path 3: equity syndication / resort recap ~$5M Phase I. All three paths independent and within standard bridge maturities.
Basically Done — Book 1, The Lineage Arc
Published January 7, 2026 on Kindle. Southern thriller, 183,000 words. Foundation of WebWeave Universe. Author's Raw Edit standard — full human authorship and editorial control retained. Book tour funded from $200K studio track.
Pick's Hideaway Players — Music Catalog
400+ song catalog across Appalachian Americana, Southern Folk, Outlaw Rock, and British Isles Folk. Distributed globally on 25+ platforms, 70K+ streams. Appalachian Ages: 18-album, 630-song American history series. Licensing site in development.
WebWeave Universe — IP Architecture
WebWeave Studios patent-pending AI film system, Songs of the Sacred Earth ecosystem, 40-episode pipeline. The Lineage Arc fiction franchise. AI as production tool; full human creative control retained throughout. $100K+ licensing target by Year 3.
| Year | Glamping NOI | Events NOI | Studio | Total Income | Annual DS | Net After DS | DSCR |
|---|---|---|---|---|---|---|---|
| Y1 2026 | $73,710 | $15,000 | $0 | $88,710 | $0 (PIK) | $88,710 | — |
| Y2 2027 | $327,600 | $25,000 | $15,000 | $367,600 | $180,000 | $187,600 | 2.04x |
| Y3 2028 | $351,000 | $35,000 | $15,000 | $401,000 | $180,000 | $221,000 | 2.23x |
| Y4 2029 | $360,360 | $45,000 | $15,000 | $420,360 | $180,000 | $240,360 | 2.34x |
| Y5 2030 | $374,400 | $55,000 | $15,000 | $444,400 | $180,000 | $264,400 | 2.47x |
| Collateral Asset | Conservative Value | Positioned Value | LTV vs $1.5M |
|---|---|---|---|
| 153-acre Walnut Hills / Cedar Knob Nexus | $3,300,000 | $6,500,000–$7,000,000+ | 23%–46% |
| 26 Recorded Lots (~$286K indicative each) | $7,436,000 aggregate | Indicative per lot | ~20% aggregate |
| 6 Earthship-Hybrid Homes (build-ready) | ~$6.49M ($300/sq ft at completion) | ~$9.61M ($445/sq ft) | 15%–23% |
| MaconOne Operating Business | $500K–$1M | $1M+ scaling | Enterprise support |
| Glamping NOI (stabilized Y2) | $327,600/yr | $374,400/yr (Y5) | Income coverage 2.04x+ |
| S2G2 Conservation Credits (117 acres) | $2.5M–$3M potential | Non-dilutive offset | Capital upside |
| Land-Only LTV | $3.3M conservative vs $1.5M bridge | 220%+ coverage | |
- Stabilized combined operating income (glamping + events + studio)
- 60–70% LTV on $3.3M = covers full payoff
- DSCR STR, portfolio, or blanket loan product
- Income seasoning months 3–18
- Year 2 DSCR 2.04x supports institutional refi
- 26 recorded lots at ~$286K indicative each
- 5 lots = ~$1.43M (full payoff)
- 6 lots = ~$1.72M (payoff + surplus)
- Activated (improved) lots sell at premium
- Supply-constrained Highlands-Cashiers market
- Recap stabilized system as boutique destination
- Phase I equity target: ~$5M
- Retires bridge + provides operating capital
- 17.5% ROI investor terms; first-position security
- Eco-resort operator acquisition pathway
| Facility Amount | $1,500,000 |
| Structure | PIK (Payment in Kind) — interest accrues; paid at maturity. Zero monthly cash obligation during activation. |
| Collateral | 153-acre Walnut Hills LLC real estate + 26 recorded lots + operating assets |
| LTV (conservative) | 220%+ — $3.3M land value vs $1.5M obligation |
| LTV (positioned) | ~23% — $6.5M–$7M positioned value vs $1.5M |
| Debt Service Begins | Month 13+ — $180,000/year |
| DSCR at Stabilization | 2.04x (Year 2) → 2.47x (Year 5) — full operating system |
| Use of Proceeds | $800K refinance · $500K glamping + events system · $200K mobile studio & book tour |
| Phased Build | Domes (bridge) → Cottages (Y2–Y3 from NCF) → Carriage Houses Lots 22 & 37 (Y4–Y5 from NCF) |
| Primary Exit | DSCR / portfolio refinance — 18–24 months |
| Secondary Exit | 5–6 lot sales — $1.43M–$1.72M gross; 12–18 months |
| Grant Potential | $500K–$2.5M non-dilutive + $2.5M–$3M conservation tax credits (S2G2 Cedar Knob) |
| Borrower Entity | Walnut Hills LLC |
| Principal | Donald E. Pickett, Managing Member |