Two underwriting tracks. Same operating model.
Regulation D 506(b) Private Placement — Accredited Investors Only. Both models share the same field count, revenue plan, and exit thesis; they differ only in construction spec and contingency.
A market this size with no comparable facility doesn't stay open forever.
1.3M people in the Memphis Metro. Zero multi-sport indoor/outdoor campuses within 60 miles. 10,000+ youth athletes underserved today. The window to anchor this market is now — before a second mover defines it.
VSV sits inside The Lake District, a 160-acre $300M mixed-use development already underway in Lakeland. 2,000+ residents will live on-campus by full build. Co-location is the moat — the campus opens with a captive demand base no greenfield can match.
High End vs Lean — side by side.
Lean Model
$38.4M
Total program capital, all three phases
- Phase 1 capital
- $9.2M
- Phase 1 equity (40%)
- $3.7M
- Phase 1 debt (60%)
- $5.5M
- Phase 1 annual debt service
- $516K
- Phase 2 capital
- $4.8M
- Phase 3 capital
- $24.4M
- Phase 3 debt (50%)
- $12.2M
- Phase 3 annual debt service
- $1.1M
- 12-yr cash after debt
- $29.2M
Qualite lighting, value-engineered finishes. Same fields, same field count, same revenue model.
High End Model
$45.3M
Total program capital, all three phases
- Phase 1 capital
- $11.2M
- Phase 1 equity (40%)
- $4.5M
- Phase 1 debt (60%)
- $6.7M
- Phase 1 annual debt service
- $624K
- Phase 2 capital
- $5.6M
- Phase 3 capital
- $28.5M
- Phase 3 debt (50%)
- $14.3M
- Phase 3 annual debt service
- $1.3M
- 12-yr cash after debt
- $26.4M
Musco lighting, full materials spec, conservative contingencies. Best-of-class build.
12-year revenue + NOI.
Identical in both budget models. Phase 1 ramps in 2027, Phase 2 expansion lifts 2028, Phase 3 indoor adds 2030–2031.
| Year | Revenue | NOI |
|---|---|---|
| 2026 | $49K | $-41K |
| 2027 | $1.0M | $329K |
| 2028 | $1.8M | $599K |
| 2029 | $2.8M | $1.3M |
| 2030 | $6.1M | $2.1M |
| 2031 | $8.0M | $3.3M |
| 2032 | $9.9M | $4.5M |
| 2033 | $11.3M | $5.3M |
| 2034 | $12.5M | $6.0M |
| 2035 | $13.5M | $6.9M |
| 2036 | $14.5M | $7.5M |
| 2037 | $15.2M | $8.0M |
| 12-yr Total | $96.6M | $45.9M |
NOI × cap rate — exit valuation matrix.
7% cap rate is the base case for sports-facility comps. Five-year+ hold creates the most meaningful exit window.
| Exit Year | NOI | 8% Cap | 7% Cap (Base) | 6% Cap | 5% Cap |
|---|---|---|---|---|---|
| 2029 | $1.3M | $16.1M | $18.4M | $21.5M | $25.8M |
| 2032 | $4.5M | $56.8M | $65.0M | $75.8M | $90.9M |
| 2035 | $6.9M | $86.0M | $98.3M | $114.7M | $137.6M |
| 2037 | $8.0M | $99.6M | $113.9M | $132.8M | $159.4M |
Eleven categories of revenue diversification.
No single revenue source is more than ~25% of total. The 12-year plan blends club operations, field rentals, tournaments, F&B, sponsorships, leases, and incentives.
- ●Sponsorships & naming rights (facility, fields, scoreboards, jerseys)
- ●Food & beverage (concessions, restaurant, catering)
- ●Retail & merchandise (pro shop, branded apparel, equipment)
- ●Events & entertainment (birthdays, corporate, weddings)
- ●Youth programs (after-school, camps, clinics)
- ●Health & wellness (PT partner, training, recovery)
- ●Digital & technology (streaming, analytics, member portals)
- ●Memberships & premium passes
- ●Office lease income (Phase 3 — 20K SF)
- ●Government incentives (TIF, PILOT, tourism zone)
- ●Specialty & tourism (hotel partnerships, regional hosting)
Request the full investor package.
Includes pitch deck, executive summary, financial models (V27 High End + Lean), use-of-funds, phasing plan, term sheet, and risk playbook.
Illustrative
Project an investor return.
Multiplies your input by the Phase-1 equity multiple implied by the selected exit year (7% cap rate). Illustrative only.
Projected value
$2.2M
Equity multiple
21.98x
Simple multiple — actual returns depend on exit valuation, timing, fees, and ownership share. Not a guarantee.
Equity multiple — 12-year illustrative
- VSV — High End model25.5x
- VSV — Lean model30.8x
- S&P 500 (illustrative, ~10% annualized)3.1x
S&P benchmark is historical illustrative — not a guarantee. VSV multiples use Phase-1 equity and 7% cap exit at 2037.