Investor Overview — April 2026

AWKN Ranch

12-acre wellness retreat sanctuary in Austin, TX. Multi-day immersive stays combining lodging, clinical wellness, ceremony, and personal transformation.

$500K
Tranche
$8M
Valuation Cap
$2.7M+
Projected Annual Net
6-9 mo
To Profitability
Executive Summary
Four Revenue Pillars. One Unified Brand.
Pivoted from Within Center's 30-day inpatient model to a diversified wellness ecosystem — therapeutic stays, outpatient services, hosted retreats, venue rentals, and memberships under one brand.

Wellness

Ketamine therapy, integration coaching, IV wellness, and clinical services through the established Within Center brand. 4.5 years of operations and 1,500+ sessions delivered with perfect five-star ratings.

Retreats & Events

Curated multi-day immersions, hosted retreats, and venue rentals across the Maloka dome, temple, and ceremonial spaces. Up to $75K/month potential in hosted retreat revenue alone.

Residential

12-bed retreat house with private ($499/night) and shared ($349/night) rooms, plus yurts, HoneyComb dome, and two private lodging domes.

Memberships

Monthly ranch access memberships generating $3K-$8K/month. 16 members secured with zero marketing investment, demonstrating organic demand and significant growth upside.

Corporate Structure
Three Operating Entities. One Ecosystem.
Three distinct companies, each structured for its market, licensing, and independent growth.

Medical Co.

Clinical operations, ketamine therapy, IV wellness, and licensed medical services. Scalable to additional locations and partner centers — managing clinical programs inside other facilities.

Concierge Co.

Hospitality operations, guest services, wellness retreats, event hosting, memberships, and add-on experiences. The guest-facing brand that drives bookings and recurring revenue.

Real Estate Co.

Land acquisition, property development, and dome park construction. Structured for real estate deals, land partnerships, and distribution across multiple properties.

Each entity scales independently. Medical Co. licenses into partner centers. Real Estate Co. replicates on partner land. Concierge Co. manages the guest experience across all locations.
Model Evolution
From Inpatient to Ecosystem
The inpatient model created operational constraints despite strong brand reputation. The new model: one name, one website, one booking flow.
MetricPrevious ModelNew Model
Monthly Revenue $75K - $150K $171K - $304K
Monthly Payroll $50,000+ $24K - $29K
Monthly Net Profit Break-even / Loss $97K - $237K
Clinical Foundation
Within Center
Ketamine and psychedelic integration programs twice weekly. Five-star referral network drives cross-revenue between clinical services and hospitality.

Outpatient Packages

PackageIncludesPrice
AWKN Package 6 ketamine sessions, 6 coaching, 6 IV vitamin, 2 months ranch access, weekly group therapy $5,500
HEAL Package 2 ketamine sessions, 2 coaching, 2 IV vitamin, 1 month ranch access, weekly group therapy $2,200
DISCOVER Package 1 ketamine session + 1 coaching session $1,250
AWKN Package $5,500
6 ketamine sessions, 6 coaching, 6 IV vitamin, 2 months ranch access, weekly group therapy
HEAL Package $2,200
2 ketamine sessions, 2 coaching, 2 IV vitamin, 1 month ranch access, weekly group therapy
DISCOVER Package $1,250
1 ketamine session + 1 coaching session
Within clients receive 10% discounts on nightly lodging, creating direct cross-selling between clinical and hospitality revenues.
The Property
AWKN Ranch — 12 Acres in Austin, TX
Fully operational wellness sanctuary purpose-built for multi-day immersive stays.

Lodging & Ceremony

Two ceremonial yurts, HoneyComb dome, 10-bed retreat house with commercial kitchen, and 100+ person temple space.

Wellness & Recreation

Within Center medical facility, pool, hot tub, cold plunges, saunas, pickleball court, fire pits, and curated gardens.

Maloka
Maloka
Temple
Temple
Yurts
Yurts
Ceremony Space
Ceremony Space
Retreat House
Retreat House
Wellness Offerings
Wellness Offerings
Pool
Pool
Shared Room
Shared Room
Immersive Retreats
Seven-Day Residential Program
Leave the world behind. Come back changed. Seven-night residential immersion — check-in Sunday, check-out Saturday.
  • 2 guided ketamine sessions
  • 2 integration coaching sessions
  • Clinical intake & medical clearance
  • Continental breakfast daily
  • Private resort pool
  • Live-in concierge, 7 days a week
  • HoneyComb Dome, yurts & grounds
  • Wellness Center & outdoor spaces
  • Sauna, cold plunge & hot tub
Room TypePriceStraight MathSavings
Private Room $4,799 $5,990 Save $1,191
Shared Room $3,999 $4,594 Save $595
Private Room $4,799
Best for solo travellers wanting full privacy — save $1,191 vs. straight math ($5,990)
Shared Room $3,999
Best entry price — under $4K for the full week — save $595 vs. straight math ($4,594)

After checkout, guests can continue outpatient ketamine sessions at $799/session.

Therapy Revenue
Clinical & Immersive Revenue
Combined monthly revenue from outpatient therapy packages and immersive residential stays.

Therapy Package Revenue

PackagePriceVolume/MoMonthly
Immersive Stay — 7 Days (avg.)$4,5004 stays$18,000
AWKN Package (6 sessions)$5,5004$22,000
HEAL Package (2 sessions)$2,2002$4,400
DISCOVER Package (1 session)$1,2501$1,250
Therapy & Immersive Subtotal$45,650

Therapy Package Revenue

Immersive Stay (7 Days) $18,000
4 stays/mo at $4,500 avg.
AWKN (6 sessions) $22,000
4 packages/mo
HEAL (2 sessions) $4,400
2 packages/mo
DISCOVER (1 session) $1,250
1 package/mo
Therapy & Immersive Subtotal
Monthly$45,650
Private Lodging
Adding Two Lodging Domes
Private accommodations that showcase the AWKN Dome Collective to the market, generate immediate revenue, and solve the privacy limitation of the main house — exactly what facilitators, influencers, and retreat hosts want.
Current dome site
Current Site

The Investment

One-Time Build Cost
$75,000
2 dome units — build, deliver, install & furnish
4 beds per dome = 8 beds total
Why Domes
  • Private lodging clients demand — the house isn't private enough
  • Perfect for facilitators and influencers renting the full space
  • Showcases the Dome Collective concept to every guest
  • Adds immediate revenue from day one of installation
Hemp dome lodging unit
Lodging Dome (×2)

The Revenue

Phase 1 — 30% Occupancy
8 beds × $299/night × 30 days × 30%
$21,528/mo
Mostly weekend bookings from events and retreats
Phase 2 — 50% Occupancy (6+ Months)
8 beds × $299/night × 30 days × 50%
$35,880/mo
Airbnb, retreat directories, brand awareness & repeat bookings
$75K
One-Time Investment
~3.5 Months
Payback Period
$430K+
Annual Revenue (at 50%)
Wellness Lodging
12-Bed Retreat House
2-night minimum. 12 beds at 50% occupancy = 180 bed-nights/month (~26 guests). Room mix: 60% private rooms ($499/night) and 40% shared rooms ($349/night). All projections include a flat 10% conservative haircut.
All stays include: continental breakfast daily, private resort pool, live-in concierge 7 days a week, Wellness Center & outdoor spaces, and sauna, cold plunge & hot tub.
Room TypeMixRateBed-NightsMonthly
Private Room60% $499/night 108 $48,503
Shared Room40% $349/night 72 $22,615
Lodging Subtotal $71,118
Private Room
Mix60%
Rate$499/night
Bed-Nights108
Monthly$48,503
Shared Room
Mix40%
Rate$349/night
Bed-Nights72
Monthly$22,615
Lodging Subtotal
Monthly$71,118
This analysis covers the retreat house only. Revenue from yurts, domes, venue rentals, memberships, and hosted retreats are separate line items not included here.
Experience Economy
Add-On Experience Model
Zero fixed staffing or inventory costs. Revenue scales with demand through facilitator splits.
Add-OnPriceAttach RateUnits/MoMonthly
Chef-prepared meals$85/person60%47$3,596
Bodywork (massage)$17550%26$4,095
Integration coaching$20040%10$1,800
Human Design reading$25025%7$1,575
Licensed therapy$25030%8$1,800
Astrology session$20020%5$900
Hapé ceremony$7545%12$810
Private chef (full day)$150/person15%4$540
Add-On Subtotal$15,116
Chef-prepared meals$3,596
Bodywork (massage)$4,095
Integration coaching$1,800
Human Design reading$1,575
Licensed therapy$1,800
Astrology session$900
Hapé ceremony$810
Private chef (full day)$540
Add-On Subtotal
Monthly$15,116
Avg per guest$581
All practitioners are contracted per session — we only spend what we sell. Every add-on deepens the guest experience while generating incremental revenue with zero idle overhead. Average add-on revenue per guest: $581.
Revenue Model
Six-Stream Diversified Revenue
No single stream exceeds 30% of total. Low concentration risk, high resilience.
$337K
Monthly (Strong)
  • Retreat House (lodging + therapy + add-ons)$132K
  • Maloka Dome (venue + lodging)$32K-$58K
  • Other Lodging (yurts, domes, HoneyComb)$48K
  • Hosted Retreats$20K-$75K
  • Venue Rentals$8K-$16K
  • Memberships$3K-$8K
Revenue StreamMonthly Range
Retreat House Lodging (12 beds, 50% occ)$71,118
Therapy & Immersive Packages (Within Center)$45,650
À La Carte Add-Ons$15,116
Retreat House Subtotal$131,884
Yurt Lodging$20,970
HoneyComb Dome$8,985
Lodging Domes (2 units)$17,970
Maloka Dome (venue + lodging)$32,000 - $58,000
Additional Venue Rentals$8,000 - $16,000
Hosted Retreats$20,000 - $75,000
Memberships$3,000 - $8,000
Combined Monthly Total$243,374 - $337,374
Operations
Lean Operational Structure
$63K-$76K monthly expenses against $243K-$337K revenue. Facilitator model scales without headcount.

Monthly Operating Expenses

ExpenseMonthly
On-site Hospitality Manager$4,000-$5,000
Operations Manager$4,000
Medical/Clinical Staff (2 days/wk)$3,000-$5,000
Executive/Management Team$10,000-$12,000
Executive Advisory$3,000
Property Lease$12,800
Maintenance & Utilities$4,000-$6,000
Breakfast & Supplies$2,500-$3,500
Insurance & Compliance$1,500-$2,500
Marketing & Platform$5,500-$6,500
Advertising (Google/Meta/AI)$8,000-$10,000
Admissions / Corporate Sales$4,000
Miscellaneous/Contingency$1,000-$2,000
Total Monthly Expenses$63,300 - $76,300

Profitability Scenarios

ScenarioRevenueExpensesNet/MoAnnual
Conservative $243K $76K $167K $2.00M
Base Case $290K $70K $220K $2.64M
Strong Month $337K $70K $267K $3.20M

Profitability Scenarios

Conservative
Revenue$243K
Expenses$76K
Net/Month$167K
Annualized$2.00M
Base Case
Revenue$290K
Expenses$70K
Net/Month$220K
Annualized$2.64M
Strong Month
Revenue$337K
Expenses$70K
Net/Month$267K
Annualized$3.20M

Annual Net Profit by Scenario

$2.00M
Conservative
$2.64M
Base Case
$3.20M
Strong Month
Investment Opportunity
$500,000 Tranche at $8M Valuation
Capital deployed across infrastructure, marketing, operations, and reserves.

How We Arrived at the $8M Valuation

$8M represents a deeply conservative entry point — well below the sum of industry-standard asset valuations.

AssetMethodImplied Value
Dome Collective (Real Estate Co.) $200K+/mo net = $2.4M annual × 8x EBITDA
RV parks and hospitality properties typically trade at 7-8x EBITDA		 $19.2M
Functional Wellness (Medical Co.) $100K+/mo net = $1.2M annual × 8x EBITDA
Treatment centers and clinical practices sell at 7-10x EBITDA		 $9.6M
Land (9-acre adjacent parcel) Market value
Austin land comparable sales		 $12M
Total Ecosystem Value $40.8M+
Investor Entry Valuation Conservative entry point $8M
Investors entering at $8M are acquiring exposure to a $40.8M+ ecosystem — real estate, a high-margin clinical business, and prime Austin land — at a fraction of implied value.
Infrastructure
$149,000
Maloka dome ($50K), two lodging domes with 8 beds — build & furnish ($75K), retreat house upgrades ($24K)
Marketing & Sales
$87,000
Google Ads 3-month campaign ($24K), brand launch ($30K), website booking platform ($5K), landscaping and signage ($25K), local BD ($3K)
Operations
$45,000
Executive advisory 6 months ($18K), AI systems development ($10K), temple and pool improvements ($5K), Admissions/Corporate Sales hire — 3-month ramp ($12K)
Legal & Licensing
$20,000
MSO (Management Services Organization) formation — enables partnership with licensed physician to own and operate Medical Co.
Reserves
$199,000
Three-month operating reserve ($105K) and growth buffer ($94K) ensuring runway through ramp-up period
Reserves
$199K (40%)
Infrastructure
$149K (30%)
Marketing
$87K (17%)
Operations
$45K
The Maloka Dome already demonstrates market demand: $40,000 in 20% deposits for November from a single client booking two weekends — before construction commenced.

Capital Efficiency: The Maloka

A single infrastructure investment that pays for itself in under 45 days.

Current Maloka build site

The site today

Maloka dome rendering

The Maloka — 50-ft ceremony dome

Total Investment
$60,000
$50K build, deliver & install
$10K landscaping, trails & lighting
Added Monthly Expense
$1,000/mo
Additional rent for expanded footprint
Monthly Revenue Generated
$37,940/mo
Venue rentals (4 wkds × $5K)$20,000
Lodging (15 beds × 4 wkds × $299)$17,940
$36,940
Net Monthly Profit
~49 Days
Payback Period
7.4x
Annual ROI
Market Opportunity
Demonstrated Traction in a Surging Market
Austin's growth demographics align directly with wellness and experiential markets.
$1.4T

Global wellness tourism projected by 2027

1,500+

Sessions delivered with perfect 5-star ratings

$40K

Maloka deposits before construction

16
Members secured with zero marketing spend
$5K+
Weekly venue rental revenue
$20K+
Weekly Within Center therapy sales
100s
Weekly visitors to the property
4.5 yrs
Continuous operating history
5.0
Star rating across all review platforms
Technology & Operations
Fully Optimized Digital Infrastructure
Replacing phone sales and QuickBooks with end-to-end digital checkout, calendaring, and AI-powered guest management.

Online Checkout & Payments

Full e-commerce checkout for lodging, retreats, and add-on experiences — no more phone-only bookings

Unified Calendar System

Real-time availability across all accommodations, ceremony spaces, and facilitator schedules in one view

Add-On Experience Builder

Guests customize their stay with ceremony, chef, massage, IV drips, and wellness services at checkout

AI Guest Management

Automated communications, follow-ups, membership renewals, and revenue reporting — scaling without headcount

Replaces phone sales and QuickBooks with a single digital experience — browse, customize, checkout. Higher conversion, lower overhead.
Go-To-Market
Launch Strategy
Unified brand relaunch paired with an experiential influencer campaign and lead capture giveaway — generating awareness, content, and a qualified database from day one.
1

Brand Unification

Full rebrand consolidating AWKN Ranch and The Within Center into one cohesive experience. Unified booking calendar — retreats, lodging, events, wellness, and memberships in a single flow.

2

Influencer Launch

14 Austin-based lifestyle creators (50K+ followers) hosted one per night over two weeks. On-site videographer captures every visit. Each creator delivers reel, stories, and feed content.

3

Giveaway Funnel

Influencers drive followers to enter a launch giveaway — name, email, phone. Grand prize: all-inclusive overnight retreat for two. Non-winners enter nurture sequence toward full-price bookings.

7M+

Projected social impressions

2,000+

Email leads captured

100+

Inquiries in first 90 days

Influencer acquisition cost is effectively one room night per creator — significantly below industry average for comparable reach. Videographer already on retainer at $1.5K/month.
Growth Path
Phase 2: AWKN Dome Collective
103 geodesic dome residences on an adjacent 9-acre parcel. Intentional living community integrated with AWKN Ranch.

The Expansion Opportunity

One marketing post achieved 250,000 views with 4,000 shares and 4,000 likes, generating a waitlist of 408 interested residents before construction commenced.

103
Dome Residences
$275K
Projected Gross Monthly
$2.4M+
Annualized Net
408
Waitlist Residents

Dome Collective Revenue Model

Unit TypeCountRateMonthly Revenue
Tier 1 Residential Domes50$1,900/mo + $122 HOA$101,100
Tier 2 Residential Domes40$2,200/mo + $122 HOA$92,880
Short-term Rental Domes13$299/night (70% occ)$81,531
Projected Net Monthly~$200,000

Dome Collective Revenue Model

Tier 1 Residential Domes
Count50
Rate$1,900/mo + $122 HOA
Monthly$101,100
Tier 2 Residential Domes
Count40
Rate$2,200/mo + $122 HOA
Monthly$92,880
Short-term Rental Domes
Count13
Rate$299/night (70% occ)
Monthly$81,531
Projected Net Monthly ~$200,000

Ecosystem Valuation & Series A

AssetProjected Value
Dome Collective (Real Estate Co.)~$19.2M
Functional Wellness (Medical Co.)~$9.6M
Adjacent 9-Acre Land~$12M
Total Ecosystem Value~$40.8M
Phase 1 investors entering at $8M cap projected to achieve 2-4x returns (200-400% appreciation) as the ecosystem scales across all three operating entities.
Exit Strategy
Debt Refinance — Not an IPO Promise
Tangible return path. Once profitable, we refinance through debt and return investor capital directly.
1

Build to Profitability

Reach stable monthly cash flow within 6-9 months across all three operating entities.

2

Refinance with Debt

Leverage the profitable business and real estate assets to secure commercial debt financing.

3

Return Investor Capital

Use refinance proceeds to pay back investors quickly — with returns, not dilution.

Asset-backed return path. Dome park, land, and clinical business all qualify for commercial lending once stabilized. Capital returned through refinance — no waiting on a buyer or IPO.