Resilient Luxury Upside — Summit Collection + named Earthship homes
PIK STRUCTURE · ZERO MONTHLY OBLIGATION · 220%+ LTV COLLATERAL · THREE EXIT PATHS
Donald E. Pickett | Developer / Founder / Author / Managing Member | Walnut Hills LLC
Executive Summary — The Asset & The Activation
Walnut Hills is not raw land speculation. It is an infrastructure-ready, conservation-backed mountain asset in one of the Southeast's strongest lifestyle migration corridors — acquired below retail value with roads, underground utilities, wells, and 26 platted lots already in place. The $1.5M PIK bridge activates a complete income-producing platform: a 15-dome glamping resort, a mobile studio, and an event campus — with cottages and carriage houses built from the operating cash flow that deployment creates. No monthly cash obligation. No construction risk on lot infrastructure.
$336K+
Infra Already Invested
$14K–$16K
Weekly PGI Ramp
220%+
LTV Coverage
2.04x→2.47x
DSCR Ramp Y2–Y5
$25M–$40M+
Stabilized Vision
Infrastructure-ready: Roads cut, underground power installed, wells established, lots platted. Zero construction risk at the lot level.
Below retail entry: Current acquisition basis well below the Highlands-Cashiers corridor comparable value — structural equity from day one.
Conservation-backed floor: S2G2-rated 117-acre Cedar Knob preserve supports $2.5M–$3M in non-dilutive conservation tax credits as a value floor.
Resilient luxury positioning: Not a DIY project. Not an alternative building experiment. A low-density, high-margin destination eco-resort with institutional-grade exit pathways.
Disc golf integration, trails, fire pits, hardscaping
$14K–$16K weekly PGI at stabilization
Each activated lot: income + buyer demo + future build pad
13%
$200,000
Mobile Studio & IP Activation
Basically Done book launch tour infrastructure
Pick's Hideaway Players mobile performance rig
Music licensing platform buildout
WebWeave Universe IP market positioning
$15K/yr recurring licensing base from Year 2
Cultural identity amplifies resort brand nationally
Infrastructure risk is already eliminated. Roads, power, water, and platting are complete. The $500K deployment activates income on infrastructure that already exists — not new ground-up construction.
Walnut Hills Development · $1.5M Strategic Development Plan · CONFIDENTIAL
Phased Build Plan — Bridge Funds the Engine. Engine Funds the Rest.
Phase 1
2026 — Deployed from $500K bridge track
Bridge Funded
15 geodesic rental domes
15m event dome — weddings, retreats, workshops
8m bunkhouse — staff + event overflow
Disc golf, trails, fire pits, hardscaping
$14K–$16K/wk PGI at stabilization
$728K–$832K annualized gross revenue
Year 1 NOI: $88,710 (PIK — no DS)
Year 2 Glamping NOI: $327,600
Phase 2
Y2–Y3 — Built from glamping NCF surplus
Cash Flow Funded
4 eco-rental cottages — hempcrete + cordwood
Passive solar + radiant floors — low operational overhead
Standardized 30×40 workshop-labor build system
~$112,500 build cost per unit
$86K–$112K gross STR/yr per cottage
$455K–$525K market value per unit
Workshop economy offset: labor as programming
Funded from $187K–$221K annual NCF
Phase 3
Y3–Y4 — Built from deepened cash flow
Cash Flow Funded
Carriage house — Lot 22 (~$50K–$60K acquisition)
Carriage house — Lot 37 "The Ridgevista Haven"
Lot 37 main: ~3,700 sq ft, 4/7, $1.1M–$1.6M
Each adds independent rental unit + lot premium
Summit Collection lots positioned for Phase 2 lodges
Funded from $221K–$240K annual NCF
One bridge. Complete residential program. Domes → Cottages → Carriage Houses. No second capital raise. No construction risk. Infrastructure already in the ground.
Walnut Hills Development · $1.5M Strategic Development Plan · CONFIDENTIAL
Why the Product Is Different — Resilient Luxury, Not Alternative Lodging
🧱
Hempcrete + Cordwood
Carbon-conscious construction with premium thermal performance. Not DIY — engineered and workshopped to spec. Higher R-value than conventional framing.
☀️
Passive Solar + Radiant
Dramatically lower utility overhead. Grid-optional design. Positions each unit as resilient luxury — a buyer premium, not a liability.
🎯
Disc Golf Destination
18-hole mountain disc golf drives standalone destination tourism. Repeat visit driver. Low capital. National community with measurable spend per trip.
🎓
Workshop Economy
Paid hempcrete, cordwood, and AI filming workshops generate revenue, offset build labor, create PR content, and attract the exact ESG-conscious buyer. Self-funding marketing engine.
🌿
Conservation Integration
17 lots reserved for greenspace. S2G2 Cedar Knob preserve. Low-density footprint. Not a subdivision — a curated low-impact ecosystem with conservation easement credentials.
🎵
Cultural IP Identity
Basically Done, Pick's Hideaway Players, WebWeave Studios. The resort isn't just land — it has a national story, a book, a music catalog, and a media platform attached.
🏔️
Summit Collection Upside
4 ridge lodge sites on Cedar Knob. Future-phase luxury eco-lodges. Stabilized value $8M–$11M. Hidden multiplier not required for bridge return but dramatically increases it.
🔑
Try-Before-Contract
Every activated dome lot becomes a live buyer experience. Stay 3 nights, fall in love, write a check. Converted glamping guest to lot buyer — lowest CAC in the market.
Target markets: eco-luxury buyers · wellness travelers · remote workers & digital nomads · disc golf destination tourists · ESG-conscious institutional and family office investors
Walnut Hills Development · $1.5M Strategic Development Plan · CONFIDENTIAL
Combined Cash Flow & DSCR — Full Operating System
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
Debt service $180K/yr begins Month 13+. MaconOne ($800K–$1.2M/yr) and lot sales ($800K–$2M/yr) are additive to this operating income base.
NCF Available → Cottage + Carriage House Build
Year
NCF After DS
Deployment
Cumulative Build
Y2
$187,600
1–2 eco-cottages
1–2 cottages
Y3
$221,000
1–2 eco-cottages
4 cottages complete
Y4
$240,360
Lot 22 carriage house
+Lot 22
Y5
$264,400
Lot 37 carriage house
+Lot 37
DSCR Progression
Walnut Hills Development · $1.5M Strategic Development Plan · CONFIDENTIAL
Collateral, Conservation & Security Position
Collateral Asset
Value
LTV vs $1.5M
153-acre Walnut Hills / Cedar Knob
$3.3M conservative / $6.5M–$7M+ positioned
23%–46%
26 Recorded Lots (~$286K indicative)
$7.4M aggregate
~20%
6 Earthship Homes (build-ready)
$6.49M–$9.61M at completion
15%–23%
Glamping NOI (stabilized)
$327,600–$374,400/yr
2.04x+ DSCR
MaconOne Operating Business
$500K–$1M (enterprise)
Support layer
Land-Only LTV
$3.3M conservative
220%+ coverage
5–6 lot sales at ~$286K each ($1.43M–$1.72M) retire the full $1.5M bridge in a single event. Hard asset security covers the facility at 220%+ on conservative land value alone.
Conservation & ESG Positioning — Value Floor
🌿 S2G2 Cedar Knob
117-acre globally imperiled conservation ridgeline. Conservation easement positioning supports $2.5M–$3M non-dilutive tax credits — a capital offset available regardless of development phase.
🏡 Low-Density Footprint
17+ lots reserved for greenspace. Curated low-impact design. Conservation integration raises per-lot premium for the developed parcels surrounding it.
🌱 ESG Capital Access
Carbon-conscious construction (hempcrete/cordwood), ecological stewardship, and conservation credentials open the project to ESG-focused family offices and institutional capital at favorable terms.
📊 Summit Collection Upside
4 Cedar Knob ridge lodge sites: ~7,000 sq ft each, long-range views, $4.5M–$6.5M resale per lodge. Not required for bridge return — pure Phase 2 multiplier. Hidden upside for the lender.
Walnut Hills Development · $1.5M Strategic Development Plan · CONFIDENTIAL
Multiple, phased, flexible. Stabilize rentals → increase NOI → complete vertical improvements → refinance on stabilized income + infrastructure value → hold or partial disposition. Lender is protected by hard assets at every step.
Walnut Hills Development · $1.5M Strategic Development Plan · CONFIDENTIAL
Loan Terms & Closing Vision
Facility Amount
$1,500,000
Structure
PIK — interest accrues at maturity. Zero monthly obligation.
Walnut Hills LLC · Donald E. Pickett, Managing Member
"Walnut Hills is not simply a land acquisition. It is the activation of a conservation-driven mountain ecosystem designed for long-term value, resilient living, and destination-level identity — in one of the strongest lifestyle migration corridors in the Southeast."