Sage Investco · Tesla Barstow · October 2026
Tesla Barstow: the plan to raise $800K
Prepared for Patrick Charriou, Sage Investco · based on the deal sheet, the new appraisal and the October 16 update
Our understanding of the deal
TenantSponsor
SponsorTodayLease signed with Tesla
Month 4Land acquisition $1.65M
Month 10Site delivered to Tesla
Month 12Rent starts long-term loan
Month 18Target sale $5.56M
20-year lease
Absolute NNN ground lease with Tesla, corporate guaranty, 3% annual increases.
$2.46M all-in
Land at $1.65M plus site work, loan fee and interest reserve, on 1 acre off the I-15.
40 units of 1%
$20,000 each: $800K for 40% of the project.
1.56x · ~34% IRR
Target over 18 months, on a $5.56M sale at the appraised 5.50% cap rate.
The capital structure and return
Use of the $2,459,302 loan
One $20,000 unit
Investors buy their 1% from Sage, in the LLC that holds the land and the lease. Permanent financing replaces the loan at rent start.
1.56x over 18 months, about 34% IRR, at the 5.50% appraisal cap rate. A projection, not a guarantee.
What we will show investors
In the ads
Tesla as the tenant
Own part of a site leased to Tesla, from $20,000 a unit.
A signed 20-year lease
One tenant, with Tesla paying the taxes, insurance and upkeep.
An 18-month target hold
The sale of the property is targeted for month 18.
After the ad
Landing page
After the accreditation check: the return profile and the timeline to the sale.
Qualification call
Our setter confirms accreditation, units and timing, then books the investor call with you.
Investor call
Under NDA: the signed lease, the appraisal, the financial model and the operating agreement.
Returns are not shown in the ads. Angles to test: the EV freight corridor, the 40-unit allocation, French investors. To confirm: may we reference Tesla, given the deal sheet is marked confidential?
The investor journey
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facebook
Sage InvestcoSponsored
Accredited investors: own part of a 1-acre site leased to Tesla on a signed 20-year lease, from $20,000 a unit.
Leased to Tesla
20 years
Units from $20,000 · Barstow, CA
SAGEINVESTCO.COMOwn part of a Tesla-leased site
Learn moreLikeCommentShare
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✕
Sage InvestcoOwn part of a site leased to Tesla
Are you an accredited investor?
Yes
No
How many units are you considering?
1 unit ($20K)
2–4 units
5+ units ($100K+)
Contact information
Full name · email · phonePre-filled by Meta
Submit
By clicking Submit, you agree to send your info to Sage Investco, who agrees to use it according to their privacy policy.
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On call · 02:14
Mark DavisCalifornia · from the Tesla Barstow campaign
Qualification
Accredited investor, confirmed
Units: 2, confirmed
Timing: funds ready this quarter
Watched the overview video
Book with Patrick
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Calendar
WED21
Investor call: Tesla Barstow2:30 – 3:00 pm ET · Video callWith Patrick Charriou, Sage Investco
YesMaybeNo
Sage Investor Desk
Hi Mark, you're confirmed for Wednesday at 2:30 pm ET with Patrick. We'll text you a reminder an hour before.
Perfect, see you then.
Investor analysis
| Average ticket | Investors for half ($400K) | Booked calls for half | Investors for the full $800K | Booked calls for the full raise |
|---|---|---|---|---|
| 1 unit, $20K | 20 | 143–286 | 40 | 286–571 |
| 2 units, $40K | 10 | 71–143 | 20 | 143–286 |
| 5 units, $100K | 4 | 29–57 | 8 | 57–114 |
2 units
Our base case for the average investor.
50–70
Booked calls expected in the 45-day pilot.
Half or more
Of the raise in the pilot at 5 units per investor; a fifth to half at 2 units.
Booked calls needed at a 70% show rate and a 10–20% close rate. Show and close rates are planning assumptions.
The 45-day pilot
Base: 2 units
50–70 booked calls, 4–10 investors, $160K–$400K.
5 units per investor
Same calls: $400K to the full $800K.
$7,500–9,750
Total cost over the 45 days: fee and ad spend.
Terms$3,000 for the 45-day pilot. Ad spend of $100–150 per day, paid directly to Meta, with no markup. A 7–12 day optimization period comes first and is not counted in the 45 days.
Required from SageApproval to reference Tesla, access to the Meta ad account with a payment method on file, calendar access, and the appraisal summary.
Days 1–10Build of the ads, landing page and setter script
Optimization, 7–12 daysBooked calls per dollar of ad spend established
45 days, then reviewLive with weekly reporting; then scale, expand to France, or conclude