Business Plan & Deal Analysis
2000 Northfield Ct, Roswell, GA 30076
Research PhaseLocation: 1.5 mi to GA-400 | 11 mi to I-285 | Off Old Ellis Rd
Type: Industrial / Distribution | Class B | Term Negotiable
44,874 SF warehouse converts to premium indoor sports facility
Note: 7,757 SF existing office space for lockers, restrooms, offices, party rooms
League play, pickup games, tournaments, birthday parties. Full field or split to 2 courts.
Youth & adult clinics, private coaching, team training, speed/agility camps
Baseball/softball hitting bays with HitTrax or similar tech, pitching machines
ICON or similar - shooting accuracy, passing drills, penalty kicks, 1v1 games
Monthly/annual passes for open play, cage time, training area access, discounts
Birthday parties (huge in youth sports), corporate team building, tournaments
| Category | Monthly | Annual | Notes |
|---|---|---|---|
| REVENUE | |||
| Field Rentals | $35,700 | $428,400 | ~142 hrs/wk @ $250 avg (40% util) |
| League Fees | $12,000 | $144,000 | 40 teams/season x 3 seasons @ $1,200 |
| Training Programs | $8,000 | $96,000 | Clinics + privates |
| Batting Cages | $9,800 | $117,600 | 4 bays x 6 hrs/day x $55 avg (35%) |
| Soccer Simulators | $4,500 | $54,000 | 3 bays x 5 hrs/day x $50 (30%) |
| Memberships | $10,000 | $120,000 | 100 members @ $100 avg/mo |
| Events / Parties | $6,000 | $72,000 | 12 parties/mo @ $400 + 2 tourneys/yr |
| Pro Shop / Concessions | $2,000 | $24,000 | Drinks, snacks, gear |
| Total Revenue | $88,000 | $1,056,000 | |
| EXPENSES | |||
| Rent (NNN @ $6/SF) | $26,316 | $315,786 | 52,631 SF x $6 (target rate) |
| NNN / CAM (est $2/SF) | $8,772 | $105,262 | Taxes, insurance, maint |
| Utilities | $6,000 | $72,000 | Electric heavy (lights, HVAC) |
| Insurance (GL + Sports) | $3,500 | $42,000 | Sports facility premium |
| Payroll | $18,000 | $216,000 | GM + 2 FT + 4 PT staff |
| Marketing | $3,000 | $36,000 | Digital, youth sports ads |
| Equipment / Maintenance | $2,500 | $30,000 | Turf, nets, machines, repairs |
| Software / POS / Booking | $800 | $9,600 | eSoft Planner or similar |
| Credit Card Processing | $2,640 | $31,680 | ~3% of revenue |
| Miscellaneous | $1,500 | $18,000 | Supplies, misc |
| Total Expenses | $73,028 | $876,328 | |
| NET OPERATING INCOME | $14,972 | $179,672 | 17% margin |
| Item | Estimated Cost | Notes |
|---|---|---|
| Turf Installation (35,000 SF) | $350,000 | $10/SF for quality sport turf w/ padding |
| Dasher Boards / Netting | $85,000 | Perimeter boards + overhead netting |
| Goals / Soccer Equipment | $15,000 | Goals, balls, pinnies, scoreboards |
| Batting Cage Systems (4) | $100,000 | $25K/bay with HitTrax tech |
| Soccer Simulators (3) | $150,000 | $50K/bay for ICON or similar |
| HVAC / Industrial Fans | $50,000 | Big-ass fans + spot cooling |
| LED Lighting Upgrade | $75,000 | Sports-grade LED throughout |
| Locker Room / Restroom Reno | $40,000 | Upgrade existing office space |
| Reception / Pro Shop | $25,000 | Counter, displays, POS, seating |
| Signage / Branding | $20,000 | Interior + monument sign |
| Permits / Fees / Architect | $25,000 | CO, fire, plans, inspections |
| Working Capital (6 mo) | $150,000 | Runway during ramp-up |
| Total Startup | $1,085,000 |
Industrial rates in North Fulton typically run $8-12/SF NNN. For 52,631 SF that's $421K-$632K/year in base rent alone. Our model needs $6/SF or below to work.
$6.00/SF/YR NNN - below market but justified by long-term commitment and build-out investment
10-year initial with two 5-year options. Landlord gets stability, we amortize build-out.
Request $15-20/SF tenant improvement contribution ($790K-$1.05M)
6-9 months for build-out + ramp-up. Critical for cash flow.