Use phase-one cash flow to wipe out as much home cost as possible.

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.

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.

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.

A

Pale-roof A

Black board-and-batten, pale standing-seam roof, warm wood accents. The most classic read in the family.

House kit 51

B

Simpler B

Same language, kept a little simpler and cleaner so the compound reads as one confident idea, not a collection.

House kit 51

C

Porch-forward C

Broader porch, more symmetrical face. For a compound that wants consistency without total repetition.

House kit 51

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.

What makes this real

• 20 sites needs 3-5 acres, not 2 — roads, septic repair, buffers eat land
• Campgrounds/Travel Trailer Parks permitted in GB (General Business), RR (Resort Residential), and IHI (Interstate Highway Interchange)
• 100 gpd/site wastewater; PE engineering kicks in above 15 sites
• Best mix: 12 transient/weekly + 8 monthly/extended-stay

Read the RV park deep dive →

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.

What makes this real

• Agritourism is permitted in AR — campgrounds and B&Bs are not the same door
• Bona-fide farm posture is the keystone; without it, the lane collapses
• 4-6 unit sweet spot before classification flips to hospitality business
• 6-unit case pencils at ~9.5% NOI/capex before land cost

Read the glamping deep dive →

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.

What makes this real

• Realistic density 0.5-1.25 units/acre after floodplain, septic, buffers
• Subdivision review triggers above 4 cabins — regulatory cliff, not a slope
• $200-313k per cabin all-in — a "tiny" cabin is a small house in cost terms
• Phase-1 target: 2-4 code-compliant cottages, expand only after proof

Read the tiny-cabin deep dive →

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.

Rough center

35.635, -78.475

Bounding box

N 35.775 / S 35.520 / W -78.585 / E -78.355

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] ]

Operating anchors, not bids or lender quotes. The local memo behind the page is phase-one-hospitality-option-financials-apr2026.md.