Buyer Dossier
The following materials are prepared for serious buyers and their financial, legal, and tax advisors. All income figures reflect owner-verified operations. A specialist appraisal is recommended for financing purposes.
The Value-Add Ladder
Each rung of the ladder represents a discrete value-creation opportunity. The first three require no capital or modest investment; the final two are transformational at meaningful cost.
| Lever | Capital Required | Added NOI | Cumulative NOI |
|---|---|---|---|
| In-place operations (passive) | — | Baseline | $132,603 |
| Wedding advertising push | — | +$111,500 | $244,103 |
| Additional rental units (treehouse+yurt) | $100,000 | +$89,250 | $333,353 |
| Year-round event barn | $800,000 | +$135,000 | $468,353 |
| Estate winery & tasting room | $2,005,000 | +$720,000 | $1,188,353 |
Fully optimized: $1,188,353 NOI on $2,905,000 total capital deployed.
Cap-Rate Value Matrix
Implied property value at varying cap rates across all four NOI scenarios. Highlighted row at 5.5% reflects the calibrated rate used in the direct-capitalization method.
| Cap Rate | In-Place · Passive | In-Place · Owner-Operated | Promotion Ramp · Year 5 | Fully Optimized |
|---|---|---|---|---|
| 4.0% | $3.3M | $3.9M | $14.8M | $29.7M |
| 4.5% | $2.9M | $3.5M | $13.1M | $26.4M |
| 5.0% | $2.7M | $3.1M | $11.8M | $23.8M |
| 5.5% | $2.4M | $2.8M | $10.8M | $21.6M |
| 6.0% | $2.2M | $2.6M | $9.9M | $19.8M |
| 6.5% | $2.0M | $2.4M | $9.1M | $18.3M |
| 7.0% | $1.9M | $2.2M | $8.4M | $17.0M |
| 8.0% | $1.7M | $2.0M | $7.4M | $14.9M |
Discounted Cash Flow Summary
| DCF Inputs | Value |
|---|---|
| Discount Rate | 7.0% |
| Terminal Growth Rate | 3.0% |
| Terminal Cap Rate | 5.5% |
Indicated value by discounted cash flow method. Implied cap rate: 6.2%. The DCF models passive NOI ($132,603) growing at terminal growth rate.
Cost / Replacement Approach
The cost to assemble, entitle, construct, plant, and establish a comparable estate is estimated at approximately $9,800,000 — supporting the list price from a replacement-cost perspective.
| Component | Value |
|---|---|
| Land — ridge-top view parcel | $2,800,000 |
| Residence — replacement cost | $3,500,000 |
| Ancillary structures & site improvements | $650,000 |
| Site infrastructure | $550,000 |
| Vineyard establishment | $650,000 |
| Establishment-period carrying cost | $550,000 |
| Intangible assembly | $1,100,000 |
| Total Indicated Value | $9,800,000 |
Document Downloads
Prepared documents for buyers and their advisors. Owner-verified financials are available on request.
Documents will be available as files are uploaded. Contact The Oldham Group for immediate access.