RV pad lane
Wooded RV retreat concept
This is the straightforward campground-income version: organized pads, modest support building, and enough polish to feel bookable without pretending it is a resort.
Wake / Johnston Cash-Flow Model
Snapshot — April 24, 2026
Use phase-one cash flow to wipe out as much home cost as possible.
Build toward cash-flow freedom, not just buy land. Start with a hospitality mix that can cover the dirt, offset future housing, and ease day-to-day pressure before the full family-home vision gets built.
Current cost-offset leader
Monthly after land
Land deal
Down cash
Land note
Full-vision cash-on-cash
01 — Model
Assumptions and option comparison
The working model. Pick the land deal and operating case on the left. The options on the right stay in a stable order so numbers shift without the whole layout jumping around.
Live read
Monthly
Capex
Total in
w/ 2 homes
CoC
02 — Decision
The number this all comes down to
A plain receipt of how the leading option gets to the monthly-after-land result. If this number is weak, the project is weak — the rest of the page only explains why.
Current lead
Monthly after land
Annual after land
Full-vision CoC
Revenue
NOI Before Land
Annual After Land
03 — Read
What the current case is really saying
Why this is leading
Where it breaks first
Sensitivity notes
Land down payment does two things at once — lowers the monthly note, raises day-one cash. Monthly-after-land and full-vision cash-on-cash can move opposite directions.
Primary home budget does not change the phase-one engine. It only changes how heavy the complete property vision becomes if both family homes get built later in cash.
04 — Visualize
Family homes and hospitality lanes
Two sets of visuals that anchor the decision. The family-home concepts keep the owner build flexible inside one design language. The hospitality lane visuals keep the premium branch honest — no stock-photo fantasies, just grounded images of what each option looks like in the woods.
Family base concepts
Three variations on the same black board-and-batten farmhouse language. One kit, many faces.
A
Pale-roof A
Black board-and-batten, pale standing-seam roof, warm wood accents. The most classic read in the family.
House kit 51B
Simpler B
Same language, kept a little simpler and cleaner so the compound reads as one confident idea, not a collection.
House kit 51C
Porch-forward C
Broader porch, more symmetrical face. For a compound that wants consistency without total repetition.
House kit 51
Hospitality lanes
What each phase-one product actually looks like on this land.
Glamping lane
Dome / park-model retreat concept
This is the lighter premium hospitality lane: more design-forward than RV pads, softer than cabins, and easier to picture as an early outdoor-stay product.
Cabin lane
Small-cabin cluster concept
This is the cabin / tiny-home lane visualized as a practical premium cluster: repeatable small units with enough atmosphere to support stronger short-stay rates.
05 — Where
The land hunt polygon
An inferred search polygon, not a legal boundary — the working area being pressure-tested for phase-one cash flow and later family-home buildout. Covers the Clayton edge up toward Wendell, down past Willow Springs, west of Smithfield.
NE / top 35.775, -78.355 near Wendell
SE / east-south 35.520, -78.430 west of Smithfield
SW / bottom-left 35.530, -78.585 near I-40 south of Willow Springs
NW / west-north 35.715, -78.530 between Auburn and Shotwell
Best-estimate polygon vertices (clockwise):
[
[-78.355, 35.775],
[-78.430, 35.520],
[-78.585, 35.530],
[-78.530, 35.715],
[-78.355, 35.775]
]
Sources
What this page is built on
Operating anchors, not bids or lender quotes. The local memo behind the page is phase-one-hospitality-option-financials-apr2026.md.