A ranch that pays for itself.
The loan structure retains half a million dollars of working capital at closing, and revenue clears debt service nearly four times over. Subletting investors carry unit operations and take an outsized share of monthly cash flow in return.
Financed once, positioned for the long term.
| Line item | Amount | Notes |
|---|---|---|
| Loan amount | $3,200,000 | 30-year fixed, 7% |
| Total development cost | $2,700,000 | Construction + soft costs |
| Land payoff | $388,000 | Retires existing lien at close |
| Commercial land valuation | $4,000,000 | 21 acres · FM 2578 frontage comps |
| Working capital retained | $500,000 | Immediate on funding |
| Monthly debt service | $21,290 | Principal & interest |
| Monthly gross revenue | $84,000 | 12 units × $7,000 |
| Monthly net cash flow | $62,710 | Owner, after debt |
| Annual net income | $752,524 | Owner, first year |
| Coverage ratio | 3.95 : 1 | Revenue vs. debt service |
Land equity in place
Only ~$388K payoff against a ~$4M commercial valuation — roughly $3.6M of embedded equity underwrites the stack.
$500,000 working capital
Excess loan proceeds available immediately upon funding.
ETJ — no city permitting
Parcel sits outside Terrell city limits; county-only oversight compresses the build calendar.
$50,000 in. Paid back in four months.
Each subletting investor operates a unit — a barndominium plus a stable slot — at a fixed lease to the owner. What's left after utilities and operating costs is theirs.
Purpose-built for a market that hasn't been served properly.
Most rural short-term rentals fall into one of two categories: generic cabins with no amenities, or high-priced luxury resorts detached from the equestrian community. Foxglade sits deliberately between them.
Generic rural rentals
No horse accommodation, no proximity to training, transient market.
Foxglade Ranch
On-site stables, wash bay, and turnout. Two miles to Southern Cross.
Luxury resorts
Detached from working equestrian community. Higher friction, longer sales cycle.
Full financial model, sensitivity analysis, and comparable-property research available under NDA.
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