We are looking for a partner for a cannabis cultivation business.

CannaMLS ID: 3410
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Pricing Details

Full Buy Out Price:
$0
Buy In Price:
$1,550,000
Ownership Percentage:
50 %

Property Details

Has Buy-in Option:
Yes

Price: $1,550,000

Listing Status: For Sale

Details

Date Listed For Sale:
License Type:

Location: Cobb Mountain, California 94574


Listing Type

  • Cultivation


Terms And Options

We are looking for a partner for a cannabis cultivation business

(Proposal #1)

Overview  

Bottle Rock Herbal Medicine, LLC is seeking a partner for the development of 88,000 square feet of cannabis cultivation, in greenhouses, in Lake County, California, for next seven years. The company may continue its operations for seven years thereafter upon further agreement of the parties.

 

Bottle Rock Herbal Medicine, LLC, intends to develop, on multiple, nearly adjacent parcels of land, 88,000 square feet of greenhouse cannabis, producing an annual recurring net income of $21,096,194.00 after the first two years of start-up costs.

 

Please see attached financial projections. The cultivation of cannabis is currently, for example, a much better agricultural investment, producing a much larger gross revenue, than that produced by one acre of Cabernet grapes.  In 2019, the average gross revenue in one acre of Cabernet grapes in Napa Valley was $23,192.00.   The per-acre annual gross revenue in one acre of greenhouse cannabis that same year was $10,892,904.00

 

Lake County cannabis major use permits are valid for 10 years.  At a time when this industry remains small, but growing, investment in its evolving and expansive future is a commercial business opportunity that offers a unique advantage to our investors.  

 

What is required to obtain a cultivation permit in Lake County, California

 

Lake County commercial cannabis cultivation regulations (ordinance No. 3084. 05/21/2019) allow property owners the ability to grow one acre outside or 22,000 square feet inside of cannabis for every 20 acres.  Lake County also requires a home on each site where the cannabis is grown.

 

Both the larger ranch and smaller ranch contain residences that comply with the Lake County requirement, and both ranches qualify for cultivation permits.  Lake County offers an early activation permit process for growing cannabis.

 

Bottle Rock Herbal Medicine, LLC, will be concluding the major use permitting process to grow cannabis on the property within the next six months.  Bottle Rock Herbal Medicine, LLC, as the applicant for the Lake County permit process, has already completed the county requirements for the larger ranch. This effort included a pre-application conference; an archaeological review; a biological review; a water board discharge permit, and the required fish and game paperwork. 

 

Bottle Rock Herbal Medicine, LLC, et al. will build one 22,000 square foot greenhouse by the fall of 2020.  Every 22,000 square feet of greenhouse should yield 6,600 pounds of cannabis flower per year. At a wholesale price of $1,400.00 per pound, this provides an exciting investment opportunity.   (See websites listed below for documentation.)

 

Project description:  Bottle Rock Herbal Medicine, LLC

 

Bottle Rock Herbal Medicine, LLC, is geared to produce premium organic, highly potent cannabis flower for the state-licensed cannabis marketplace.

 

Structure

 

Bottle Rock Herbal Medicine, LLC, will hire Charles Ewing to oversee the day-to-day operations of the cannabis cultivation business.  Our horticultural expert, Glen Bauer, has 25 years of experience in the horticultural field.  The crop management company that will be retained to undertake the preparation, maintenance, harvesting, and curing of the cannabis has 50 combined years of cannabis cultivation experience.

 

Return

 

There are two ways for a partner to be a part of this cannabis business.  One option would be for one partner to invest 50%; alternatively, two unrelated partners could invest 25% each.  

 

Option one:  50% interest

 

A single partner would fund the development of the commercial cannabis farm, as well as investing an initial $1,550,000.00, in exchange for a 50% interest in the Bottle Rock Herbal Medicine, LLC, business by partnering with our business on three parcels of land in Lake County, California, for 7 years, with an option to continue the partnership for another 7 years.

 

For the first year, the partner should receive all his or her initial investment capital back. There will be an additional cost to the partner of $1,904,172.00 in the first year to develop the cultivation facility and to grow three crops of cannabis in one 22,000 square feet greenhouse. The first-year net revenue is projected to be $3,015,522.00 ($4,565,522.00 - $1,550,000.00).  The partner will receive 75% of the net income until all his or her initial investment capital is recouped. 

 

In the second year, it is projected that the partner should recoup all his or her capital investment back if he or she chooses to expand.  

 

If the partner chooses to expand cultivation space, there will be an additional cost of $5,712,516.00 in the second year to develop an additional 66,000 square feet of greenhouse, the cannabis cultivation of three crops in those greenhouses, plus fencing, professional services, labor, insurance, permits, equipment, and power.  The net revenue for an expanded greenhouse network is projected to be $18,975,334.00. The partner will receive 75% of the net income until all his or her initial investment capital is recouped. 

 

By the third year, no further development will be needed, just yearly recurring production costs, which will be equally shared by the partners.  Third-year net revenue is projected to be $21,115,972.00, which will be shared as per partnership interest.                            (Please see financial projections, below for 22,000 square feet of greenhouse.)

 

The business plan calls for the development of one 22,000 square foot mixed light greenhouse in the first year, expanding the year thereafter by an additional 66,000 square feet of greenhouse area until 88,000 square feet is under cultivation. The partner will also fund the development of the greenhouses. In return for his or her investment, the partner will receive an ownership interest comprised of a 50% interest in the business and development of 88,000 square feet of greenhouse cannabis production for 7 years, plus an option for an additional 7 years. For the first two years, the partner will receive 75% of the net income in exchange for funding the start-up costs for the business.

 

Option two: Minority Interests

 

Should partners prefer a minority interest, we can negotiate alternative percentage arrangements.

 

Property

 

Project location:  Three properties located on Bottle Rock Road, Cobb Mountain, California. These pristine properties contain 83.8 acres of meadows, hills, creeks, and ponds. 

 

The smaller ranch consists of 22 acres and has a residence on the property, a statutory requirement for a growing permit.  This property also features a pond, Carter Creek, and several small wells and is eligible for a 22,000 square foot greenhouse.

 

The larger ranch consists of two parcels, totaling 61.8 acres, and includes a residence. A secluded estate with a double-gated entrance, this beautiful property offers plenty of employee housing, as well as a full-service 2,310 square foot commercial kitchen. This property also includes a one-acre pond, a well that produces 5.5 gallons per minute, riparian rights, two 5,500-gallon water storage tanks and is eligible for 66,000 square feet of greenhouse. 

 

Revenue

 

There is much more price transparency in the cannabis market today than at any time in the past.  Currently, indoor-grown cannabis sells for as high as $2,000.00 per pound, but the figure of $1,400.00 per pound, as is reflected in our financial budget, is a more conservative estimate.  Bottle Rock Herb Medicine, LLC, et al, elected to use a conservative estimate in its financial projections to lower financial expectations to reduce the possibility of financial disappointment should cannabis prices fluctuate from current industry projections.  This approach would also lead to celebration and employee bonuses if the price of cannabis reaches $2,000.00 per pound, a 42% increase in revenue from the original conservative financial projections.

 

Naturally, cannabis prices vary by season, as well as in response to supply flow and consumer demand. The benefit of greenhouse cannabis is the ability to infuse CO2 into the environment.  CO2 increases THC levels, which is the main psychoactive compound in cannabis that gives the high sensation.  Also, a more organic cannabis flower is produced in a greenhouse, and indoor growing allows for increased control of environmental factors, thus yielding greater price and less unpredictability in crop yield.  Enhancing potency in the cannabis flower allows for a resulting increase in retail price, as well as enhanced consumer demand.

 

There is a large market for cannabis flower and cannabis trim within the state of California.  In fact, by 2022, Marketnewsupdates.com projects the global cannabis market to be worth as much as $32 billion, a three-fold increase in just five years. 

 

United States production is anticipated to fuel much of that growth, with an expected market value of $23.3 billion.  The largest group of cannabis buyers is predicted to be in North America:  Forbes projects it is increasing from $9.2 billion in 2017 to $47.3 billion a decade later.

 

For the top 10 trends in cannabis for 2019, see:

https://bdsanalytics.com/top-10-trends-in-cannabis-for-2019/

 

For the latest cannabis market news updates, see:

https://www.prnewswire.com/news-releases/california-cannabis-market-expected-to-reach-51-billion-market-value-685917412.html

 

For cannabis projections for California, see:

https://www.forbes.com/sites/irisdorbian/2019/08/15/california-is-worlds-biggest-legal-pot-market-says-new-report/#161e9d954cd7

 

Lake County Cannabis Alliance includes distributors and manufacturers as members of the alliance. Bottle Rock Herbal Medicine, LLC, is also a member in good standing of the alliance. Bottle Rock Herbal Medicine, LLC, has selected a manufacturer to buy the cannabis trim, as well as a distributor to dispense the flower from the Lake County Cannabis Alliance.

 

Investment

 

The internal rate of return (IRR) for this project for the entire indoor grow is 270% over seven years. This factors in an initial investment of $3,000,000.00 to develop indoor growing facilities.  

 

Risks  

 

The partner should understand that there are certain risks that are assumed in investments in operations such as these.  Among them:  considerations of security, insects and power outages, the banking industry is still working out how to deal with how to handle accounts for businesses legal in their own states, but not yet recognized by the federal government.  2020 is the first-year start-up for Bottle Rock Herbal Medicine, LLC.

 

How We Plan to Mitigate the Risks

 

Bottle Rock Herbal Medicine, LLC, et al., will feature

 

Two gas generators for back-up power.

An experienced grower-caretaker living on the premises, seven nights per week.

Greenhouses surrounded by secure fencing.

Security system will be installed by Zions Security Alarms, a company with an A+ rating with the Better Business Bureau.

Efficiency of the security system will be verified by the Lake County Sheriff's Department before operations begin.

Charles J. E will oversee the day-to-day operations of the cannabis cultivation business.

The managers will be able to monitor operations through their cell phones, ensuring continuity of cultivation and harvesting practices.

Ladybugs and praying mantis will be introduced into the cultivation areas. These beneficial bugs help create a more organic cannabis product by decreasing the need for insecticides.

The budget reflects costs for a professional crop management company and a horticultural expert to oversee the preparation, maintenance, harvesting, and curing of the cannabis.

The properties have access to several legal water sources. The properties also have ponds for back-up water storage.

Background checks on all employees and persons who are involved in the business.

 

I am looking forward to hearing from you.  Should you wish to discuss specifics, I am available to meet with you at any time that is mutually convenient.  I wish to thank you in advance for your consideration and interest.

Sincerely,

Joleen P. Wignall

 

smiley (Proposal #2)

 

Overview  

 

Bottle Rock Herbal Medicine, LLC, is seeking a partner for the development of 4 acres of cannabis cultivation, in Lake County, California, for the next seven years. The company may continue its operations for seven years thereafter upon further agreement of the parties.

 

Bottle Rock Herbal Medicine, LLC, intends to develop, on multiple, nearly adjacent parcels of land, four acres of sun-grown cannabis, projected to produce annual recurring net income of $3,022,768.00 to $6,697,216.00 after the initial start-up costs.

 

Please see attached financial projections. The cultivation of cannabis is currently a much better agricultural investment, producing a much larger gross revenue, than that produced by, for example, one acre of Cabernet grapes.  In 2019, the average gross revenue in one acre of Cabernet grapes in Napa Valley was $23,192.00.   The per-acre annual gross revenue in one acre of sun-grown cannabis that same year averaged $2,000,000.00.

 

Lake County cannabis major use permits are valid for ten years.  At a time when this industry remains small, but growing, investment in its evolving and expansive future is a commercial business opportunity that offers a unique advantage to investors.   

 

What is required to obtain a cultivation permit in Lake County, California

 

Lake County commercial cannabis cultivation regulations (Ordinance No. 3084. 05/21/2019) allow property owners the ability to grow one acre of outside cannabis cultivation for every 20 acres.  Lake County also requires a home on each site where the cannabis is grown.

 

Both the larger ranch and smaller ranch contain residences that comply with this county requirement; both ranches qualify for cultivation permits.  Lake County offers an early activation permit process for growing cannabis.

 

Bottle Rock Herbal Medicine, LLC, will be concluding the permitting process to grow cannabis on the property within the next six months.  Bottle Rock Herbal Medicine, LLC, as the applicant for the Lake County permit process, has already completed the county requirements for the larger ranch. This effort included a pre-application conference; an archaeological review; a biological review; a water board discharge permit, and the required fish and game paperwork. 

 

Bottle Rock Herbal Medicine, LLC, et al. will develop four acres by the spring of 2022.  Every acre should yield between 1,000 to 4,000 pounds of sun-grown cannabis flower per year.  At a wholesale price of $1,000.00 per pound, this provides an exciting investment opportunity.  (See websites listed below for documentation.)

 

Project description:  Bottle Rock Herbal Medicine, LLC

 

Bottle Rock Herbal Medicine, LLC, is geared to produce premium natural, aromatic sun-grown cannabis flower for the state-licensed cannabis marketplace.

 

Structure

 

Bottle Rock Herbal Medicine, LLC, will hire Charles Ewing to oversee the day-to-day operations of the cannabis cultivation business.  Our horticultural expert, Glen Bauer, has 25 years of experience in the horticultural field.  The crop management company that will be retained to undertake the preparation, maintenance, harvesting, and curing of the cannabis has 50 combined years of cannabis cultivation experience.

 

The business plan calls for the development of two acres of outside cultivation during the first year, expanding the year thereafter by an additional two acres until four total acres are under cultivation.  The partner will fund the development of the cultivation.  In return for his or her investment, the partner will receive an ownership interest comprised of a 50% interest in the business and development of four acres of sun-grown cannabis production for 7 years, plus an option for an additional seven years.

 

Return

 

There are two ways for a partner to be a part of this cannabis business.  One option would be for one partner to buy into a 50% interest; alternatively, two unrelated partners could invest at 25% each.  

 

Option one:  50% interest. 

 

A single partner would fund the development of the commercial cannabis farm, as well as investing an initial $1,550,000.00, in exchange for a 50% interest in the Bottle Rock Herbal Medicine, LLC, business, partnering on three parcels of land in Lake County, California, for seven years, with an option to continue the partnership for another seven years.

 

In the first year, the estimated cost to develop the cultivation facility and two acres of sun-grown cannabis will be $2,274,646.00. The first-year net revenue with startup costs, with a good harvest, is projected to be $2,494,622.00. The first-year net revenue with startup costs, with a low yield harvest, is projected to be $657,398.00.  The partner will receive 85% of the net income until all his or her initial investment capital is recouped.

 

In the second year, Bottle Rock Herbal Medicine, LLC will expand by two additional acres of cannabis cultivation.  The projected cost of developing two more acres of sun-grown cannabis is $2,213,446.00 including fencing, professional services, labor, insurance, permits, equipment, and power.  The net revenue for an expanded cannabis network is projected to be $5,843,230.00 with a good harvest  and  $2,168,782.00 with a low yield harvest.

 

Again, the partner will receive 85% of the net income until all his or her initial investment capital is recouped.  

 

By the third year, no further development is anticipated to be needed, just yearly recurring production costs. Third-year net revenue is projected to be $6,697,216.00 with a good harvest and $3,022,768.00 with a low yield harvest.  For the first three years, the partner will receive 85% of the net income in exchange for funding the start-up costs, the first two years for the business.

 

By the fourth year, the partner should have regained all his or her initial investment capital. If for any reason this was not accomplished, then, the partner will receive 85% of the net income until all his or her initial investment capital is recouped.  Thereafter, the net revenue will be shared as per partnership interest.  (Please see financial projections, attached, for one acre of sun-grown cannabis.)

 

Option two: Minority Interests

 

Should partner prefer a minority interest, we can negotiate alternative percentage arrangements.

 

Property

 

Project location: three properties located on Bottle Rock Road, Cobb Mountain, California.  These pristine properties contain 83.8 acres of meadows, hills, creeks, and ponds.  Lake County‚Äôs air has been rated cleanest in the nation by the American Lung Association for the last four years, rendering it a perfect site for outdoor organic agricultural production.  Lake County has ideal weather to grow outside cannabis.

 

The smaller ranch consists of 22 acres and has a residence on the property, a statutory requirement for a growing permit.  This property also features a pond, Carter Creek, and several small wells, and is eligible for a one acre of cannabis cultivation.

 

The larger ranch consists of two parcels, totaling 61.8 acres, and includes a residence. A secluded estate with a double-gated entrance, this property offers plenty of employee housing, as well as a full-service 2,310 square foot commercial kitchen. This property also contains a one-acre pond, a well that produces 5.5 gallons per minute, riparian rights, and two 5,500-gallon water storage tanks and is eligible for three acres of cannabis cultivation.  (See attached photographs.)

 

Revenue

 

There is much more price transparency in the cannabis market today than at any time in the past.  Currently, Lake County sun-grown cannabis sells for as high as $1,300.00 per pound, but the figure of $1,000.00 per pound, reflected in our financial budget, is a more conservative estimate.  Bottle Rock Herb Medicine, LLC, et al. elected to use a conservative estimate in its financial projections to lower financial expectations, reducing the possibility of financial disappointment should cannabis prices fluctuate from current industry projections.  This approach would also lead to celebration and employee bonuses if the price of cannabis reaches $1,300.00 per pound, a 30% increase in revenue from the original conservative financial projections.

 

Naturally, cannabis prices vary by season, as well as in response to supply flow and consumer demand.  There is a large market for cannabis flower and cannabis trim within the state of California.  In fact, by 2022, Marketnewsupdates.com projects the global cannabis market to be worth as much as $32 billion, a three-fold increase in just five years. 

 

United States production is anticipated to fuel much of that growth, with an expected market value of $23.3 billion.  The largest group of cannabis buyers is predicted to be in North America:  Forbes projects it is increasing from $9.2 billion in 2017 to $47.3 billion a decade later.

 

For the top ten trends in cannabis for 2019, see:

https://bdsanalytics.com/top-10-trends-in-cannabis-for-2019/

 

For the latest cannabis market news updates, see:

https://www.prnewswire.com/news-releases/california-cannabis-market-expected-to-reach-51-billion-market-value-685917412.html

 

For cannabis projections for California, see:

https://www.forbes.com/sites/irisdorbian/2019/08/15/california-is-worlds-biggest-legal-pot-market-says-new-report/#161e9d954cd7

 

Lake County Cannabis Alliance includes distributors and manufacturers as members. Bottle Rock Herbal Medicine, LLC, is also a member in good standing of the alliance. Bottle Rock Herbal Medicine, LLC, has selected a manufacturer to buy the cannabis trim, as well as a distributor to dispense the flower, from the Lake County Cannabis Alliance.

 

Investment

 

The internal rate of return (IRR) for the entire outside growing project is 220% over seven years.

 (with 3600 pounds per year, per acre projections)

 

Risks  

 

The partner should understand that there are certain risks that are assumed in investments in operations such as these.  Among them:  considerations of security, potential crop damage from pests and weather. The banking industry is still working out how to deal with how to handle accounts for businesses legal in their own states, but not yet recognized by the federal government.  2020 is the first-year start-up for Bottle Rock Herbal Medicine, LLC.

 

How We Plan to Mitigate the Risks

 

Bottle Rock Herbal Medicine, LLC, et al., will feature

 

Two gas generators for back-up power.

An experienced grower-caretaker living on the premises, seven nights per week.

Cultivation sites surrounded by secure fencing.

Security system will be installed by Zions Security Alarms, a company with an A+ rating with the Better Business Bureau.

Efficiency of the security system will be verified by the Lake County Sheriff's Department before operations begin.

Charles J. Ewing will oversee the day-to-day operations of the cannabis cultivation business.

The managers will be able to monitor operations through their cell phones, ensuring continuity of cultivation and harvesting practices.

Ladybugs and praying mantis will be introduced into the cultivation areas. These beneficial bugs help create a more organic cannabis product by decreasing the need for insecticides.

The budget reflects costs for a professional crop management company and a horticultural expert to oversee the preparation, maintenance, harvesting, and curing of the cannabis.

The properties have access to several legal water sources. The properties also have ponds for back-up water storage.

Lake County weather channel projects a ten-day forecast.

Background checks on all employees and persons who are involved in the business

 

I am looking forward to hearing from you.  Should you wish to discuss specifics, I am available to meet with you at any time that is mutually convenient.  I wish to thank you in advance for your consideration and interest.