WATER AT THE BLUE EARTH, LLC

Water at the Blue Earth LLC (aka WATBE) is a real-estate holding company founded in 2025 for the purpose of purchasing and holding four properties (and perhaps others in the future) in Saguache. WATBE will operate in partnership with SawatchLand, a multi-division profit-sharing co-op built around the arts, local and sustainable food production and outdoor recreation.

WATBE LLC is offering 100 shares of $10,000 each of this property group:

  1. 411 4th Street (the 4th Street Diner Cafe) - $315,000 purchase price + $35,000 repairs/improvements

  2. 125 1st Street - $350,000 purchase price

  3. 515 Christy Avenue - $170,000 purchase price

  4. 1010 San Juan Avenue - $120,000 purchase price + $10,000 improvements

TOTAL PORTFOLIO - $1,000,000

HOW TO INVEST:

CALL, EMAIL OR TEXT ANDY TO INDICATE STRONG INTEREST IN INVESTING (AND NUMBER OF SHARES) BY THE END OF THE DAY THIS WEDNESDAY, OCT 15TH

$10,000 PER SHARE, NO PARTIAL SHARES SOLD AT THIS TIME

SAWATCHLAND@GMAIL.COM

PHONE: 719-480-3667

THE PARTNERSHIP BETWEEN WATBE AND SAWATCHLAND WILL BE STRUCTURED AS FOLLOWS:

WATBE will rent each of the above 4 properties to the SawatchLand co-op for $1 per month per building for a 5-year beta testing period.

In exchange, Sawatchland will cover all expenses associated with the property group for a period of 5 years, starting January 1, 2026. This includes property taxes, insurance, utilities, maintenance/repairs, renovations, building improvements, landscaping etc.

At the end of this 5-year period, WATBE and SawatchLand will either renew the agreement for another term (TBD) or dissolve the partnership, at which time WATBE will meet/discuss/vote on whether to sell the properties, rent them out or structure a buyout, 1 share = 1 vote.

WATBE investors will have no future costs (as long as they are in a partnership with SawatchLand), but will not be paid rental income or dividends, so they are investing in: 1) the SawatchLand co-op maintaining, renovating and improving these properties at no cost to the investor group and 2) the appreciation of the Saguache real estate market, and anticipated substantial gains once the hotel, diner, outdoor store and studio are all open and thriving.

Barring any complete collapse of the housing market or financial systems (in which case all investment strategies will be tested) I think a 50% ROI and 10% average annual return is a conservative estimate on potential gains. Consider, for example:

Current Value w/ Immediate Repairs: Jan 1, 2031 Value (Apprec. + Improvements

Diner - $350,000 $520,000

125 1st St. - $350,000 $480,000

515 Christy - $170,000 $230,000

1010 San Juan - $130,000 $240,000

TOTAL - $1,000,000 $1,470,000

TOTAL ROI: 47%

AVERAGE ANNUAL RETURN: 9.4%

5-year return on 1 share of WATBE: $10,000 initial investment, ROI 47% = $4700 (9.4% annual average)

5-year return on 5 shares of WATBE: $50,000 initial investment, ROI 47% =$23,500 (9.4% annual average)

  • I wouldn’t be surprised to see these properties double in value in the initial 5-year period, in which case the annual average return would jump to nearly 15%

IN SUMMARY:

100 SHARES OFFERED, $10,000 PER SHARE

1-TIME BUY-IN (NO FUTURE COSTS AS LONG AS WATBE IS IN PARTNERSHIP WITH SAWATCHLAND)

SAWATCHLAND COVERS ALL EXPENSES + REPAIRS/MAINT/BLDG MANAGEMENT/RENOVATIONS/TAXES/FEES/INSURANCE, WATBE RENTS TO THE CO-OP FOR $1 PER BUILDING PER MONTH FOR A 5-YEAR PERIOD

SELL, TRADE, GIFT YOUR SHARE AT ANY TIME INDEPENDENTLY, SIMPLY PROVIDE WRITTEN NOTICE TO WATBE

AT END OF 5-YEAR PERIOD THE INVESTOR GROUP WILL MEET TO EITHER: A) RE-UP FOR ANOTHER TERM OF PARTNERSHIP B) DISSOLVE PARTNERSHIP AND EITHER SELL, RENT, OR STRUCTURE A BUYOUT OF THE PROPERTIES. INVESTOR VOTING STRUCTURE - 1 SHARE = 1 VOTE, 5 SHARES = 5 VOTES

  • AS A SIDE NOTE, I HAVE TO REFINANCE MY PRIMARY LOAN ON THE HOTEL BEFORE JUNE OF 2028, AND WHEN I DO SO I MAY BE IN A POSITION TO STRUCTURE MY OWN BUY-OUT IF INVESTORS ARE LOOKING TO SELL THEIR SHARES. THAT BEING SAID, I WOULD ENCOURAGE YOU TO LOOK AT THIS AS A LONG-TERM INVESTMENT - AS SAGUACHE GROWS AND THRIVES, I ANTICIPATE THESE SHARES BECOMING HIGHLY-COVETED COMMODITIES

Perks of being a WATBE member: VIP status at all SawatchLand events, invitation to annual WATBE party at the hotel,

FAQs:

Why are you doing this, Andy?

  • Good question. I’m working on that one.

What happens if the co-op folds before 5 years?

  • If the SawatchLand co-op model fails prior to the end of the beta testing period, WATBE will meet and vote to decide to either hire management and rent the properties, structure a full-scale buyout or sell the properties and distribute gains to WATBE members

How do I get paid?

  • You may sell or transfer your share independently at current market value (or any negotiated amount) as long as you provide written notice of transfer to WATBE

  • After the 5-year beta-testing period, or prior to 5 years in the case that funds become available, you may request that your share(s) be purchased by WATBE, at which point we will make every reasonable effort to do so in a timely and mutually-beneficial manner

What happens if we don’t raise the full $1,000,000?

  • WATBE will purchase the buildings in the following order, as funds are made available until all properties are purchased or the contracts expire and we lose the option to purchase: 1) 4th Street Diner 2) 125 1st Street 3) 515 Christy Ave 4) 1010 San Juan Ave. The Diner and 125 First Street are of critical importance to the co-op’s success, and while the other two houses would be tremendous assets, we could move forward without them if need be