01/29/2026
Potential Investment venture.
48197 HYW 58 Oakridge Oregon Potential Near McCredie Hot Springs.
PLAN 1
1. Use Classification and Compliance Strategy
This facility is structured and operated as a program-based wellness and education center, not as a short-term rental or lodging operation. The defining factor for compliance is use, not the presence of sleeping accommodations.
The operation does not offer transient lodging, nightly rentals, vacation stays, or hotel or motel services. All on-site stays are incidental to participation in structured wellness, education, and recovery programs.
Facility Description
The property operates as a Wellness Education & Recovery Center offering program-based participation with limited on-site rest accommodations available exclusively to enrolled participants.
Participant Classification
Individuals utilizing the facility are classified as:
Participants
Program attendees
Members
Residents in training
Room Classification
Sleeping areas are designated as:
On-site recovery rooms
Participant rest quarters
Program lodging classified as non-transient
Length of Stay Description
Occupancy periods are defined as:
Program enrollment periods
Educational residencies
Wellness immersion blocks
At no time are stays marketed, sold, or represented as nightly lodging, short-term accommodations, or vacation rentals.
2. Program-Based Billing Structure
All fees charged by the Wellness Education & Recovery Center are assessed for program participation, not for lodging.
Program pricing is structured as:
Multi-day or multi-week wellness immersion programs
Weekly participation fees that include access to facilities and incidental rest accommodations
Participants are enrolled in structured programs for defined periods of time. Any overnight presence is incidental to enrollment and is not billed separately.
This billing and use structure maintains compliance with Oregon land-use and lodging classifications by avoiding transient or nightly rental models.
3. Pole Barn Construction and Cost Reduction Strategy
The project includes construction of a 30 by 30 foot, two-story enclosed pole barn with a 10-foot rear overhang. The original estimated cost for this structure was approximately $130,000. Through strategic planning, the project cost is reduced to approximately $98,000 without loss of functional capability.
Workforce Development and Life-Skills Training
A portion of construction labor is provided through supervised workforce development and life-skills training activities. Eligible tasks include:
Interior non-structural framing
Insulation installation
Flooring installation
Painting and trim work
Site cleanup
Pavilion construction
Non-load-bearing stone and rock work
These activities are documented as in-kind labor contributions and result in an estimated labor offset of $22,000. Grants and professional builders maybe RETIRED contractors will come and give life skills to the locals that need them. From construction to plumbing will will make it happen with assistants from grants, that will benefit this venture through development and even more.
Deferred Upper-Level Finishing
The second floor of the pole barn is structurally completed but left unfinished for future expansion. Deferred elements include:
Interior wall finishes
Electrical finish work
HVAC systems
This deferral results in an estimated cost savings of $6,000 during Phase One.
Material Simplification
Additional savings are achieved through functional material selections, including:
Metal interior wall panels in utility areas
Sealed concrete flooring in equipment and program spaces
Standard commercial doors without aesthetic upgrades
This approach yields an estimated savings of $4,000.
Revised Pole Barn Cost Summary
Original estimated cost: $130,000
Workforce development labor offset: $22,000
Deferred upper-level finishes: $6,000
Material simplification: $4,000
Revised pole barn construction cost: approximately $98,000
4. EE System Lease Arrangement and Asset Separation
The EE System is not a capital asset of this project and is not included in this business plan’s construction or development costs.
The EE System is owned and operated separately by Heal Yourself Wellness Ministry, which leases designated space within the facility.
Lease Terms
Monthly lease payment: $1,000
Lease includes use of designated interior space only
Electrical usage for the EE System is separately metered or allocated
The EE System remains removable and is not affixed as a permanent improvement
Asset Separation
Assets included in this business plan:
Buildings and site improvements
Fire-heated hot tub system
Sauna
Body dip installations
Picnic pavilion and covered seating areas
Program rooms
Utilities and infrastructure
Assets excluded from this business plan:
EE System equipment
EE System intellectual property
EE System operational revenues
This separation protects the project in the event of lease termination, ownership changes, funding transitions, or operational restructuring.
5. Utilities and Fixed Operating Costs
The following utility estimates reflect facility operations only and do not include EE System power consumption.
Estimated Monthly Utilities
Electric service for lighting, pumps, and auxiliary systems: $600
Internet service: $120
Water and sewer: $250
Firewood averaged annually: $180
Waste service: $90
Total estimated monthly utilities: $1,240
6. Phase One Financial Snapshot
Phase One Capital Costs
Reduced pole barn construction: $98,000
Fire-heated systems: $40,000 Most likely less as this will be a life skill.
Two program rooms: $10,000 to start, this will generate 300 a night times 20 nights average after redone.
Total Phase One capital investment: approximately $148,000 Save with business loan and discounts.
Monthly Operating Costs
Utilities: $1,240
Cleaning and upkeep: $1,800
Insurance: $600
Maintenance reserve: $800 Have worker for this.
Administrative and miscellaneous expenses: $600
Total estimated monthly operating costs: approximately $5,000
7. Monthly Facility Revenue from Lease Arrangement
Lease income from Heal Yourself Wellness Ministry for EE System space: $1,000 per month
This lease income contributes to baseline facility operating revenue and offsets fixed expenses while maintaining clear separation between facility operations and EE System activities.
8. Monthly Revenue Summary (Phase One)
The Wellness Education & Recovery Center generates revenue through program participation, public wellness access, specialty amenity use, and a facility lease agreement. Revenue is diversified to support operational stability and reduce reliance on any single income source.
Monthly Revenue Sources
Program Participation Revenue
Two program rooms are utilized for structured wellness and education programs.
Average weekly participation fee model generates approximately:
$4,800 per month
Public Wellness Access and Membership Use
Public access to wellness amenities is offered through structured use schedules and program participation fees.
$5,500 per month
Specialty Amenity Use
Fire-heated hot tubs, sauna, and body dip facilities are available as part of wellness programming and scheduled public access.
$5,000 per month
Facility Lease Income
Heal Yourself Wellness Ministry leases designated interior space for operation of the EE System.
$1,000 per month
done by Cheryl Rethaford
STRATAGY
Discription
Don't miss this amazing opportunity! Nestled in the foothills of the Cascades, this commercial property is calling your name! Located less than an hour outside Eugene-Springfield & a short 30 min drive to the Willamette Pass Ski Resort. This huge property sits on Highway 58 frontage exposing your potential business to lots of daily traffic. Ample onsite paved parking. Large lot, featuring over half an acre! Previously, this was a well-known motel before being converted for current use. This property consisted of 12bd/12ba. Of the 12 bathrooms; 3 were full baths & 9 were 3/4 baths & 2 RV hookups, buyer to do due diligence on what is still existing and operational. All of the original rooms are still there. Come re-envision the space! Easily could be turned back into a motel, or another business adventure. Updates were made to the electrical, offering 1100 amps of electricity. Newer heating and air conditioning systems. Prime location, close proximity to the river, parks, and other businesses within the area. This property is conveniently located down the road from Greenwaters park. A hosting ground for multiple community events including but not limited to Mountain Bike Oregon, a bus fair, concerts in the park, etc. creating additional traffic for maximum business potential. This would be a great location for your next business and investment! Bring your creativity and embark on your next commercial business adventure! Schedule a showing with your agent, this amazing commercial property will not last long! Being sold as is!
This is a project that will start with only two rooms, out of the 12, when fully redone this will go up to as much as 6 times the income generation. Realistically we would have to walk the building to see how much repairs will actually be needed for the full package, but if done through phases we can show profit each step. OFFER should start with moderate repair list of aesthetics at $325,000
Days listed and price
408 days on zillow listed Price $375.000 Rehab loan / commercial.
Loan
OPTION A: SBA 7(a) + Seller Participation + In-Kind Equity
This is the cleanest path for a new business buying and rehabbing a facility.
Why SBA 7(a) is the right base
Allows purchase + rehab + equipment
Allows new businesses
Allows non-cash equity
Allows seller participation
Single loan instead of multiple closings
Target structure
Component
Amount
SBA 7(a) loan
~$515,000
Equity requirement (10%)
~$57,500
Cash down
$0
How the equity is satisfied (legitimately)
1. In-kind labor (documented)
Workforce & life-skills training
Rehab labor
Pavilion, interior work, site work
Value: ~$25,000–30,000
2. Seller participation (VERY IMPORTANT)
Seller carries a note or defers part of proceeds.
Example:
Seller note: $30,000–40,000
Subordinate to SBA
Interest-only or deferred 12–24 months
SBA counts seller carry as equity.
3. Deferred finishing
Second floor not built out initially
Counts toward reduced immediate cost and risk
✔ SBA equity satisfied
✔ Borrower cash in: $0
OPTION B: USDA RURAL DEVELOPMENT + BANK (100% FINANCED)
If the property qualifies as rural (Oakridge often does), this becomes very powerful.
USDA Business & Industry Guaranteed Loan
USDA guarantees 80–90% of the loan
Bank funds the loan
Down payment is often waived
Terms up to 30 years
Typical structure
Source
Amount
USDA-backed bank loan
~$575,000 or less
Borrower cash
$0
Why USDA works here
Community health / recovery use
Job creation
Workforce training
Facility reuse
Rural economic development
This is one of the few true 100% financing options at this scale.
OPTION C: CDFI + SBA BLEND (NO CASH)
This is common when banks hesitate.
Example stack
Source
Amount
CDFI first mortgage
$400,000
SBA micro / 7(a)
$150,000
In-kind equity
$25,000
Cash
$0
CDFIs are explicitly designed to:
finance underserved borrowers
accept non-cash equity
fund rehab + community use
OPTION D: GRANT-AS-EQUITY + LOAN
This is how you eliminate the down payment without seller cooperation.
Example
Grant funding: $50,000
Loan funding: $525,000
Cash: $0
Grant categories that fit:
Workforce development
Community health access
Rural revitalization
Facility rehabilitation
Job training
Even one $50K grant solves the equity problem.
5 HIGH-SUCCESS POTENTIAL GRANT SOURCES
5 GRANTS YOU CAN APPLY FOR AS A FOR-PROFIT RIGHT NOW
1. Amber Grant for Women
Amount: $10,000 monthly
Annual follow-up: $25,000–$50,000
Status: For-profit eligible
Downside: Competitive but story-driven
Why you fit
Woman-owned
Wellness business
Rural location
Personal resilience narrative
This is one of your highest-odds grants.
2. USDA Rural Business Development Grant (For-Profit via Local Sponsor)
Amount: $10,000–$50,000
Status: For-profit allowed with fiscal sponsor
Use: Equipment, rehab, feasibility, working capital
You apply through:
City of Oakridge
Lane County
Local economic development office
This avoids nonprofit status and still qualifies.
3. Oregon Business Development Department – Small Business Grants
Amount: $10,000–$30,000
Status: For-profit eligible
Focus: Rural business, job creation, redevelopment
These often open quietly and move fast.
4. Local Economic Development / Tourism Grants
Amount: $5,000–$25,000
Status: For-profit eligible
Source: Lane County, regional tourism, rural revitalization funds
Your wellness center qualifies as:
Destination use
Health tourism
Rural economic driver
5. Private Foundation / Corporate Microgrants
Amount: $5,000–$15,000
Status: For-profit eligible
Examples:
Wells Fargo Open for Business
Visa Back to Business
Comcast RISE
FedEx Small Business Grants
These are underrated but real.
Grant Request Narrative
Applicant: Jeffery and Cheryl Rethaford (For-Profit, Woman-Owned)
Location: Oakridge, Oregon
Executive Summary
This is a half ownership woman-owned wellness and recovery business located in rural Oakridge, Oregon. The business is seeking grant funding in the amount of $25,000 to support facility rehabilitation, accessibility improvements, and startup operating capacity for a Wellness Education & Recovery Center serving the local and surrounding rural communities.
Business Need
Rural Lane County faces limited access to wellness and recovery-focused services. This venture is addressing this gap by establishing a structured wellness center that combines health education, recovery-oriented programming, and community access in a single, centrally located facility.
Startup costs associated with acquiring and rehabilitating an existing building present a significant barrier for new rural businesses. Grant funding will reduce startup risk, enable faster opening, and support long-term sustainability.
Use of Grant Funds
Grant funds will be used for:
Facility rehabilitation and safety upgrades
Accessibility improvements
Wellness infrastructure and equipment
Initial operating reserves
Grant funds will not be used for owner compensation or unrelated expenses.
Business Impact
The Wellness Education & Recovery Center will:
Create local jobs and training opportunities
Increase access to wellness services in a rural area
Support individuals seeking recovery and health education
Contribute to local economic revitalization
Sustainability
Oakridge Wellness will generate revenue through program participation fees, wellness access, specialty amenities, and facility lease income. Grant funding will serve as startup support, reducing debt burden and improving long-term viability.
Ownership and Leadership
This venture is between Jeffery and Cheryl Rethaford, to bring wellness, pampering, relief of stress, and live skills to those that need it while working with non profits to continue the objectives.
Grant Amount Requested
$25,000
A $25K–$50K grant:
Replaces required equity
Strengthens SBA / USDA / CDFI loan approval
Keeps your cash at $0
Improves lender confidence
CLR