Three Businesses. One Extraordinary Piece of Land.
Within Center and AWKN Ranch are live and profitable today. The Dome Collective — a residential longevity community on the same land — layers a real-estate engine on top. Here is the full 10-year picture behind all three.
Business 1 & 2 · The Operating Engine
Within | AWKN — The Cash Engine
Two revenue engines run today: private ketamine-assisted retreats (Sun–Thu) and weekend events, weddings & venue rentals (Thu–Sun). Net revenue is grown at a deliberately conservative 10% a year — well below the business's actual trajectory — and shown at a flat 30% net margin versus the 40–60% the operating model produces, so every number carries a cushion.
10-Year Operating Trajectory
Net revenue split into overhead and operating profit (at a conservative 30% margin)
Operating profit (30% margin)
Overhead & costs
Business 3 · The Residential Engine
The Dome Collective — Residential Longevity
An 84-dome residential longevity community on a low-cost $8,000/mo ground lease we buy into later. Wellness is delivered by AWKN Ranch and Within Center — already live on the same land — so there is no amenity center to build and no restaurant or office rent line. Built with a $11.9M raise ($7.5M bank loan @ 7% + $4.4M LP @ 8% pref). Revenue begins August 2027, when the first 42 domes open; the next 42 come online March 2028 — so Year 1 is a partial ramp year. From Year 2 on it runs at a full 84 domes. The table below drills all the way down — every operating expense line item (ground lease, property tax, management, insurance, utilities, repairs, landscaping, marketing) subtracted from gross revenue — to the real net operating income, stabilizing at ~$2.01M a year against an asset value near $29.5M.
10-Year Dome NOI & Revenue
Gross revenue split into operating expenses and net operating income
Net operating income (NOI)
Operating expenses
Capital Stack & Waterfall
Financed the way institutional apartment and real-estate sponsors do it — senior bank debt plus limited-partner equity, an 8% preferred return, and a Year-5 recapitalization that returns capital and targets a 2–3× MOIC, while Heart Space Health retains majority ownership as General Partner. This is illustrative future structure — the Dome is not part of the current raise.
Capital Stack · $11.9M Raise
Senior bank construction loan @ 7% (63%)$7.5M
LP equity @ 8% pref (37%)$4.4M
General Partner (Heart Space Health)Sponsor / promote
Land — Dome's 70% of the $10M parcel$7.0M
Stabilized asset value (~6.8% cap)~$29.5M
NOI → Cash to Equity
Net operating income (stabilized)$2.01M
− Bank interest (7% × $7.5M)($0.53M)
− 8% pref to LPs (8% × $4.4M)($0.35M)
Cash to the 70 / 30 split~$1.13M
Distribution Waterfall
Bank debt service first — the 7% loan on the $7.5M is paid off the top of NOI (~$0.53M/yr).
8% preferred return to LPs — cumulative on the $4.4M (~$0.35M/yr), paid from profits once the bank is covered.
Return of LP capital — the $4.4M is returned at the Year-5 recapitalization.
Cash out, or stay in. At the Year-5 recap we refinance and return LP capital. Each investor then chooses: take a 2–3× multiple in cash, or roll their proceeds back in as a Legacy Investor — owning the stabilized community alongside us for the long term. Either path, Heart Space Health remains the majority owner and General Partner.
The Full Picture · All Three Businesses
Combined: To $6.7M in Annual Revenue
Stacked together, the operating businesses and the residential engine grow combined revenue from $3.5M in Year 1 (Dome mid-ramp) to $6.7M in Year 10, with combined operating profit and NOI reaching over $3.2M a year.
10-Year Combined Revenue
Within + AWKN (operating) stacked with Dome Collective (residential)
Within + AWKN (operating)
Dome Collective (residential)
Capital · The Raise
$500,000 at an $8M Valuation
A $500K seed round for roughly 6.3% of Heart Space Health Inc. — the parent that owns Within Center, AWKN Ranch and the Dome Collective. Invest in the parent now: own a slice of two profitable businesses today, and ride the Dome's residential upside as we build it. This $500K SAFE is the only active raise.
The Dome is upside, not a current ask. The Dome Collective's own $7.5M debt / $4.4M LP raise is a future phase and is not being solicited today. Psilocybin retreats via a church partnership are also coming to Engine 1. Both are upside for parent-company shareholders — not modeled into the $500K terms above.
Model Assumptions
Key Assumptions & Methodology
Within | AWKN Operating Business (Business 1 & 2)
Retreats (Sun–Thu): blended price $4,950 · ~4 clients/week · medical/Katie cost $880/client · 6% commission → $3,773 net per retreat
Weekend events (Thu–Sun): ~$10,000/weekend · 10% commission → $9,000 net (~$38,700/mo); weddings add to weekend revenue
Maloka Dome venue adds ~$10,000/mo · two 4-BR lodging domes add ~$8,000/mo
Net revenue grows a conservative 10%/yr from $1.40M (Yr 1, after a 3-month build-out) to $3.30M (Yr 10)
Presented at a conservative flat 30% net margin; the operating model itself produces 40–60% margins — the difference is cushion
Ground lease $12,800/mo; carries a $3M (30%) share of the $10M land purchase — both inside the 30% margin
Psilocybin retreats via church partnership are coming next — upside, not modeled
The Dome Collective (Business 3)
84 domes × $3,000/mo × 95% occupancy; wellness delivered by AWKN Ranch and Within Center already on the land, so no amenity center, restaurant, or office rent line. OpEx adds a dedicated management staff line (~$15K/mo); improvement tax reflects tent-like dome structures (~$10K/mo)
Phased opening: first 42 domes online Aug 2027, next 42 Mar 2028. Revenue begins Aug 2027; Year 1 is a partial ramp (~$2.03M gross), full 84-dome run-rate from Year 2. All revenue escalates 2%/yr
Ground lease ($8,000/mo, +2%/yr) begins Aug 2027 at move-in; land purchased later ($10M) — the Dome carries $7M (70%), AWKN/Within the other $3M (30%)
Stabilized NOI ~$2.01M/yr; asset value = NOI ÷ 6.8% cap rate → ~$29.5M
$11.9M construction raise: $7.5M bank loan @ 7% + $4.4M LP equity @ 8% pref
Waterfall: debt service → 8% LP preferred → return of LP capital at Year-5 recap → 70/30 LP/GP split; GP retains majority ownership
The Raise
$500,000 seed at an $8,000,000 valuation · ~6.3% equity in Heart Space Health Inc. (the parent)
Use of funds: Dome Collective cap ex $150K · AWKN Ranch business $100K · Within Center business $100K · capital reserves $150K
The Dome Collective's $7.5M / $4.4M capital raise is a future phase, not part of this round
Valuation and terms illustrative and open to discussion
General
All figures in USD. Internal estimates — not a guarantee of returns.
Not an offer to sell securities. The Dome capital structure is illustrative and subject to definitive documentation.
Year 1 (Within|AWKN) reflects a 3-month build-out; Dome Year 1 begins Aug 2027 (first 40 domes) and is a partial ramp, running at a full 80 domes from Year 2.