Maison Vet Clinic
A vertically integrated veterinary clinic and compound — built on land we own, powered by energy we generate, and watered by rights that cannot be taken away.
15–22
Acres, Ag-Zoned
75kW / 300kWh
DC Solar + Na-Ion Storage
50+ GPM
Adjudicated Well
$0
Utility Bills by Year 2
The Opportunity
North San Diego County — Pauma Valley, Valley Center, Fallbrook — is home to one of California's largest concentrations of equestrian estates, avocado farms, and high-net-worth rural households. The nearest advanced veterinary diagnostics are 45 minutes away.
No CT. No MRI. No after-hours emergency. No destination clinic. The new Fallbrook Costco and Whole Foods corridor signals the gravity shift — high-income households are moving in. Their animals need care that does not exist yet.
This is not a standard vet clinic startup. It is a compound — owned land, sovereign energy, senior water rights — with a high-margin medical anchor. The moat is the infrastructure, not just the medicine.
0
Advanced Diagnostic Vets Within 20 Miles
Nearest CT/MRI-capable vet facility is 45+ minutes from the target area. First mover wins this market permanently.
40%+
Overhead Reduction vs. Industry Average
AI workflows replace the junior receptionist and admin tier. Target: 1.2 support staff per DVM vs. the industry average of 2.5.
100%
Section 179 on Modular Construction
Medical-grade modular structures qualify for full bonus depreciation. Significant tax alpha in year one of operations.
Core Infrastructure
Most businesses rent their land, buy power from the grid, and draw water from municipal sources. We own all three inputs.
Pillar One
A 75kW DC bifacial solar array paired with 300kWh Sodium-Ion battery storage. No utility bills. No grid fragility. When wildfire events knock out regional power, the compound stays fully operational — a critical advantage for a medical facility.
Pillar Two
Senior rights in an adjudicated basin. Legally quantified, first-priority, drought-protected. A 50+ GPM well that also serves as a fire suppression asset — a meaningful consideration for both insurers and lenders in a SoCal fire environment.
Pillar Three
A 3,500–4,000 sq ft medical-grade modular clinic. CT and MRI capability that does not exist within 20 miles. Senior RVTs. AI-assisted triage and documentation. Designed for the equestrian and high-net-worth community of North San Diego County.
The Compound
Medical Clinic
Medical-grade modular construction. Multiple exam rooms, surgery suite, imaging bay (CT/MRI-ready), pharmacy, recovery ward. Class A fire rating. Qualifies for 100% Section 179 bonus depreciation in year one.
Energy Infrastructure
Right-sized for the compound footprint. 75kW DC qualifies as "Small Commercial" — simplified permitting, no Rule 21 utility-scale studies. Annual production ~135,000 kWh vs. ~95,000 kWh consumed, leaving 40,000 kWh surplus for VPP peak dispatch. The 4:1 battery-to-solar ratio is the key: the 300kWh tank fills during off-peak and sells back during SDG&E's 4–9 PM peak window. Gross project cost $412,500 — 30% ITC ($123,750) = $288,750 net. Financed 100% via C-PACE, non-recourse, property-assessed.
Staff Housing
Primary residence and on-site Vet Cottage for a senior RVT or resident DVM. On-site housing is a business expense for on-call medical personnel — and enables 24/7 emergency care capability that competitors cannot match.
Agricultural Operations
Working agriculture using adjudicated well water. Generates ag income for favorable tax treatment of land. Supports the Ag-zoned classification and strengthens the Conditional Use Permit application for the medical use.
AI Clinical Systems
AI triage, voice-to-chart documentation, automated inventory, and appointment management replace the junior admin tier. Target staffing ratio: 1.2 support staff per DVM versus the industry average of 2.5.
Connectivity
Starlink 4.0 primary with local fiber backhaul. On-premise edge compute for low-latency AI clinical workflows. Fully operational during grid outages — the solar and battery system keeps everything running when the surrounding area cannot.
Capital Architecture
The structure allows each major asset class to use its ideal financing vehicle. Senior ag lending, SBA 504, C-PACE, and equipment financing run in parallel — not in competition.
$5M – $15M
Total Structured Facility
100%
Section 179 on Modular Build
~25 mo
Projected Break-Even Post-Launch
Location Strategy
Pauma Valley and Valley Center offer everything this project demands — land scale, water infrastructure, natural landscape, and the client base. SoCal fire risk is real. It is not being ignored.
Site Requirements
What We Are Looking For
Fire Risk — Real. Engineered Around.
Both target zip codes (92061, 92082) carry Cal Fire's Very High to Extreme FHSZ designation. This is a known variable — not a disqualifier — addressed structurally at every layer of the project.
Execution Plan
Now — Month 6
Current phase
Months 7–18
Phase Two
Months 19–21
Phase Three
Months 22–24
Phase Four
The Team
Veterinary Medicine
Licensed Doctor of Veterinary Medicine with a career built entirely around horses before and through veterinary school. Prior to her DVM, Emily worked under Tatum Rice at T/K Cutting Horses in Weatherford, Texas — the cutting horse capital of the world, and one of the most decorated NCHA operations in the sport (Open World Champion, Open Riders Hall of Fame, nearly $3M in career earnings). She also spent time as part of the horse care team at Disneyland, Anaheim — a role demanding clinical precision, multi-discipline animal handling, and zero margin for error.
This background is the reason Maison Vet has a built-in reputation before it opens. Emily's network spans elite performance horse owners, trainers, and the broader equestrian community of Southern California. She oversees all clinical planning, regulatory licensing, medical equipment specification, and staffing protocols.
Operations
Operations Manager with a background in running multi-location, high-end service businesses — including Laicale Salon in SoHo, NYC, one of the most recognized names in the industry. Brings the systems thinking, client experience standards, and operational discipline required to run a premium destination clinic at scale.
Infrastructure and Capital
Owner of div.digital, an AI consulting and technology firm serving enterprise clients across Orange County and San Diego. Economics background. Leads capital structure, digital systems architecture, and AI workflow implementation for the compound. Currently deploying agentic AI systems in production across multiple industries.
Financial Model
Built from current market data. Conservative in year one, realistic from year two onward. Verified assumptions listed below each table.
Use of Funds — Total Capital Required
| Item | Amount | Source | Rate / Term |
|---|---|---|---|
| Land Acquisition (15–22 ac) | $2,000,000 | Ag Commercial Loan | 7.0% / 20 yr |
| Modular Clinic (3,500 sq ft) | $1,750,000 | SBA 504 | 5.8% / 20 yr (fixed) |
| Staff Housing (2 units, modular) | $400,000 | SBA 504 (combined) | 5.8% / 20 yr (fixed) |
| Solar + Battery (75kW / 300kWh) | $412,500 gross | C-PACE (post-ITC: $288,750) | 7.5% / 20 yr |
| CT Scanner (16-slice, new) | $210,000 | Equipment Lease | 7.0% / 5 yr |
| General Medical Equipment | $140,000 | Equipment Lease | 7.0% / 5 yr |
| Site Prep, CUP, Permitting | $150,000 | Working Capital | 6.0% / 10 yr |
| Operating Reserve | $300,000 | USDA B&I / Cash | 6.0% / 10 yr |
| Total Project | $5,362,500 | 100% debt-financed across five vehicles. No equity dilution required at project inception. | |
MRI added in Year 3 via equipment lease ($250K). Not included in initial capital stack.
Solar and Battery System
Capital Expenditure
Annual Economics
| Metric | 250kW (Overkill) | 75kW Selected |
|---|---|---|
| Upfront Cost | $975,000 | $412,500 |
| Complexity | Utility-grade (Rule 21) | Small Commercial (Fast Track) |
| Land Required | ~1 acre | 4,500–5,000 sq ft |
| Annual Net Profit | ~$21,000 | ~$20,000 |
| ROI Efficiency | Lower (diminishing returns) | Maximum |
| Grid Resilience | 3+ days | 3+ days (same battery) |
At 75kW, the system stays under the "Small Generator" threshold, avoiding expensive SDG&E transformer upgrades required on 250kW+ systems. Same resilience outcome at 58% of the capital cost.
Profit and Loss Projection — Years 1–10
Year 1 is a ramp year (clinic opens month 22 of project). Negative net income in Year 1 is expected and offset by ~$2M in Section 179 accelerated depreciation (significant tax benefit). All figures in USD thousands.
| USD Thousands | Yr 1 | Yr 2 | Yr 3 | Yr 4 | Yr 5 | Yr 6 | Yr 7 | Yr 8 | Yr 9 | Yr 10 |
|---|---|---|---|---|---|---|---|---|---|---|
| Clinical Revenue | $666 | $1,386 | $2,070 | $2,499 | $2,808 | $3,033 | $3,276 | $3,538 | $3,821 | $4,127 |
| Wellness Subscriptions | $18 | $90 | $198 | $297 | $432 | $540 | $648 | $756 | $864 | $972 |
| CT / Imaging Revenue | — | — | $150 | $221 | $297 | $356 | $428 | $513 | $616 | $739 |
| Energy (savings + VPP) | $60 | $62 | $62 | $64 | $65 | $67 | $67 | $68 | $69 | $70 |
| Total Revenue | $744 | $1,538 | $2,480 | $3,081 | $3,602 | $3,996 | $4,419 | $4,875 | $5,370 | $5,908 |
| Medical Supplies (22% rev) | ($147) | ($305) | ($456) | ($551) | ($618) | ($668) | ($738) | ($815) | ($899) | ($990) |
| Personnel | ($380) | ($430) | ($520) | ($600) | ($700) | ($784) | ($878) | ($983) | ($1,101) | ($1,233) |
| Insurance + Other OPEX | ($140) | ($130) | ($130) | ($135) | ($145) | ($150) | ($155) | ($160) | ($165) | ($170) |
| EBITDA | $77 | $673 | $1,374 | $1,795 | $2,139 | $2,394 | $2,648 | $2,917 | $3,205 | $3,515 |
| Total Debt Service | ($534) | ($534) | ($534) | ($534) | ($534) | ($451) | ($451) | ($451) | ($451) | ($360) |
| Net Income (pre-tax) | ($457) | $139 | $840 | $1,261 | $1,605 | $1,943 | $2,197 | $2,466 | $2,754 | $3,155 |
| EBITDA Margin | 10% | 44% | 55% | 58% | 59% | 60% | 60% | 60% | 60% | 60% |
Revenue assumptions: Year 1 — 300 visits/mo at $185 avg. Year 5 — 900 visits/mo at $260 avg. Wellness plans grow from 25 to 1,100 patients. CT imaging added Year 3 at $500/scan.
Personnel: Year 1 — 1 DVM ($180K), 2 RVTs ($65K each), 1 admin ($50K). Grows with visit volume. AI workflows keep support staff ratio at 1.2 per DVM vs. industry 2.5.
Debt service drop: Equipment lease ends Year 5 ($83K/yr freed). USDA B&I ends Year 10 ($40K/yr freed). Year 1 net loss offset by ~$2M Section 179 depreciation tax shield.
Equity Structure
| Entity | Purpose | Emily Gray | Tim Hobert | Rachael Gray |
|---|---|---|---|---|
| Maison Vet, PC | Veterinary practice license and operations | 100% | — | — |
| Land Holding LLC | Owns property; charges rent to PC | 30% | 50% | 20% |
| Management LLC | AI systems, ops, infrastructure; charges mgmt fee to PC | 35% | 45% | 20% |
California law requires a veterinary Professional Corporation to be owned exclusively by licensed DVMs. The dual-entity structure (PC + affiliated LLCs) is the standard mechanism for non-licensed partners to participate in economics via management fees and land lease income. Equity percentages are proposed and subject to negotiation and legal review.
Simplified Balance Sheet — Year 1 vs. Year 5
| Item | Year 1 | Year 5 |
|---|---|---|
| Assets | ||
| Land (at cost) | $2,000,000 | $2,400,000 |
| Buildings (net of depreciation) | $175,000 | $1,540,000 |
| Equipment (net) | $245,000 | $420,000 |
| Solar System (net) | $350,000 | $290,000 |
| Cash and Receivables | $175,000 | $1,800,000 |
| Total Assets | $2,945,000 | $6,450,000 |
| Liabilities | ||
| Land Loan | $1,872,000 | $1,580,000 |
| SBA 504 | $2,055,000 | $1,740,000 |
| C-PACE | $398,000 | $320,000 |
| Equipment Leases | $299,000 | $0 |
| USDA B&I / Working Capital | $271,000 | $170,000 |
| Total Liabilities | $4,895,000 | $3,810,000 |
| Net Equity | ($1,950,000) | $2,640,000 |
Year 1 negative equity is a paper result of Section 179 accelerated depreciation on modular buildings and equipment — not a cash loss. By Year 5, equity turns strongly positive as the clinic generates $1.6M+ in annual net income and debt principal is reduced. Land appreciates at a conservative 3% per year.
Verification Status: Financial projections are illustrative estimates based on published veterinary industry benchmarks (AVMA 2025, dvm360), current SBA/lender rates (Feb 2026), and disclosed solar economics. All figures should be reviewed with a licensed CPA and financial advisor before use in a funding application.
Contact
We are structuring the capital facility now. Conversations with lenders, partners, and the equestrian community are welcome.
hello@maisonvet.com