Invest in Celebrate with Sarah Hospitality: Ultimate Girls Celebration House in Nashville

Sarah Buxbaum

Founder & CEO

Launched Celebrate With Sarah Desserts business with $6 and has created over 6 figures worth of dessert and event orders. Now expanding into the Hospitality Industry to create experiences beyond dessert tables.

Brett E Heeger

Business Attorney

Experienced business and securities attorney with a passion for social enterprise, Partner at Gartenberg Gelfand Hayton LLP, and a SELC Fellow.

Investor Q&A

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What does your company do?

The CWS Hospitality experience in Nashville provides fun and elegant accommodations with white-glove hospitality for travelers looking for a unique venue to celebrate events such as bachelorette parties and milestone birthdays. Bringing a little taste of Los Angeles to the South, guests will be able to indulge in sugar and sparkle, champagne, and a sweet escape while giving back to the world. An ideal spot for travelers looking for more than a traditional hotel or vacation rental in Nashville.

Where will your company be in 5 years?

We would love to have multiple Celebrate With Sarah Hospitality locations throughout Nashville and in other growing cities both from a real estate standpoint as well as high traffic areas for celebrations.

Why did you choose this idea?

We are expanding the Celebrate With Sarah brand to create joyful experiences much larger than a dessert table. Celebrate With Sarah Hospitality plans to offer the same high-end hospitality through lodging and experiences in Nashville. This new bigger brand also shares the most important facet of our mission, to be socially conscious and give back.

What’s the Celebrate With Sarah experience?

We are taking what is already a fun weekend with your girlfriends and focusing on the small details that will make a stay in Nashville more memorable. With 90% of Celebrate with Sarah’s current clientele being women, Sarah has perfected the importance of the little details that make every client feel extra special. From fresh flowers upon arrival, to welcome boxes for each guest, luxurious amenities and a portion of profits going back into communities who need a helping hand, Celebrate with Sarah Hospitality is more than just a vacation rental.

Who are your competitors? How are you different?

Our competitors are other luxury vacation rentals. We are different because we’ve built a brand, Celebrate With Sarah, that exemplifies custom experiences, especially focused on women and what they are looking for in a celebration.

Why Nashville? (How big is the market?)

Nashville has been named the “bachelorette capital of the world” by The New York Times, CNN Travel, and Buzzfeed, making it the perfect location for attracting our target customers. Over the past five years, accommodation demand in Nashville has grown faster than any other Top 30 U.S. city. Nashville is also one of the most profitable cities with regards to vacation rentals with the top 90th percentile generating annual revenue of $67,543.

How will you acquire customers?

We have a property management company who will handle listing the house on several platforms, in addition to direct traffic through www.celebratewithsarah.com and social media platforms.

What do you understand about your business that others don't get?

The importance of hospitality and attention to detail. When people book a place to stay, they want more than a place to drop their bags. They want a memorable experience, and that is what my entire company has focused on since day one, whether through a dessert table or a vacation rental.

What is the Sarah Annelise Foundation?

The Sarah Annelise Foundation is an organization Sarah developed several years ago after she fell in love with the culture and hospitality of South Africa. We create and implement projects both locally and around the world that focus on promoting the growth and education of children to help them live a healthy, prosperous life.

What are you doing with the funds raised?

The first $60,000 will go towards the down payment for acquisition of a property in Nashville. The remainder of the property purchase price will be financed through a mortgage loan, secured by the property itself. The remaining $47,000 we intend to raise will go towards furnishing the house, creating our signature experience through branding and decoration, photography and marketing, permitting and listing set up expenses, stocking supplies, and paying the Wefunder fee.

Is this a new business or an expansion of your old business?

This is an expansion of our business and brand, Celebrate With Sarah. Sarah has been working in the hospitality industry for years, from hotel management to special events. But as her dessert event business took off, it became clear that the curated experiences she designs were what made her events special. Now, Sarah has developed this next phase for her hospitality brand. Through her holding company, Annalise Holdings LLC, Sarah has invested substantial time and capital in this expansion project and this offering. For organizational and liability protection purposes, we’ve formed a new entity, CWS Hospitality, LLC that will own the Nashville property. Sarah will directly manage this new entity and it will use the Celebrate with Sarah brand, and it is likely that she will need to personally guarantee any mortgage loan used to purchase the property. This new entity is the one offering the revenue notes, and investors will be paid from revenues from this entity, not the dessert catering division of the business.

If you are taking 12% off the top basically, how will your bills get paid if you aren’t selling out?

Based on our business plan and projections, we believe that 60-70% average occupancy is a reasonable estimate. At this rate, we believe that revenues, even after paying the 12% revenue notes, will be sufficient to cover expenses and build some reserves for the occasional quiet months. In addition, many of the unique features of our project, especially the premium services, are not fixed costs. That is, if people aren't booking certain services (like a specialty box delivery), our expenses will be somewhat lower as well.

How is Sarah getting paid?

At this time, Sarah is not planning on taking a salary from CWS Hospitality, LLC, and expects her primary income will still come through her dessert catering business for the foreseeable future. If our Nashville project is successful, and there is extra profit after all expenses, reserves, mortgage payments, and revenue payments are made to investors, additional profit may be put aside for future projects and/or distributed to Sarah through her holding company Annelise Holdings, LLC.

1	Founder launched Celebrate With Sarah Desserts business with $6 and has created over 6 figures worth of dessert and event orders in 3 years.
2	Accommodation demand in Nashville has grown faster than any other Top 30 U.S. city over the past five years.
3	Nashville has been named the “bachelorette capital of the world” by The New York Times, CNN Travel, and Buzzfeed.
4	Founder has 15 years of high-end hospitality and customer service experience including Food and Beverage Manager at two international hotels.
5	The “Celebrate With Sarah” brand is associated with high profile events including Kiss FM’s Wango Tango with the Backstreet Boys, and more.
6	2018 Emerging Leader National Finalist for eWomen Network, the largest national women’s networking group.
7	A portion of all profits will be donated to The Sarah Annelise Foundation to implement projects for children globally.

1	Investing is Risky. We can’t promise that you will realize a substantial return on investment, or any return at all. You may lose all or a substantial portion of your investment. Please carefully read all materials provided by CWS Hospitality LLC (the "Company") including these risk factors, and consult with your advisers prior to making any investment decision.
2	Notes are Unsecured and Only Repaid from our Actual Revenues. Revenue Notes only get paid back as the Company achieves revenues. Due to the many risks detailed here, the actual revenues generated by the Company and its properties could fall short of projections. This could lead to a longer timeline for repayment than anticipated, if repayment is managed at all. In addition, the Revenue Notes are not secured by Company property, so note holders will have very limited recourse for repayment if the Company shuts down or defaults.
3	No Operating History. Although the manager of the Company, Sarah Buxbaum ("Sarah" or the "Manager") has experience in the hospitality industry, the Company has no operating history. Accordingly, the Company's operations are subject to all the risks inherent in the establishment of a new business enterprise, including potential cost overruns, intensive competition, and operating losses. The Company believes that its estimates of capital, personnel, equipment and properties are reasonable, but we won’t be able to determine if these projections are accurate until our operations have continued for some time.
4	The Company will face substantial competition. Destination home-stays and vacation rentals have seen dramatic increases in the past several years, particularly through the use of online platforms such as AirBNB, HomeAway, and VRBO. To meet this demand, new properties are being converted to full-time rental properties at a rapid rate, especially in top destinations such as Nashville. At the same time, traditional industry players (i.e. hotels) are seeking new marketing strategies and offering additional amenities to attract consumers looking for more unique and customized local experiences. There is no assurance that consumer demand will keep up with the growing supply of home-stay and similar destination experience options. Though our brand is memorable, our audience is niche, and our approach to the hospitality experience will set us apart, the individual components of our planned destination rentals and services compete with options planned or currently available and with potentially more resources or brand recognition.
5	Premium Content is a relatively new feature for home-stay experiences. The availability of white glove service and additional paid premium add-ons to home-stays, such as our Platinum Experience, is still relatively new. We believe that the availability of this service will set our destinations apart and be a valuable revenue-driver, but this innovation also comes with risks. There may be unforeseen challenges in the rollout and administration of providing premium services, and the time and expense demands of high touch service may make these features commercially unreasonable. Given that the Company plans to do much of its booking through AirBNB and/or similar online portals, there may be unforeseen challenges integrating the stay booking experience with the premium content delivery.
6	Reliance on Sarah Buxbaum. Our future success depends on the efforts of a small management team, primarily Sarah Buxbaum. Sarah will rely on additional providers for operation, such as local property managers, but strategy, management, and oversight will remain with her. Investors in this offering will have no control over the operation of Company or any properties and must therefore place substantial reliance upon the Manager. Further, Sarah is engaged in other activities that will also require her time and attention. Although we currently believe this workload is manageable, the loss of Sarah’s services a dramatic change in demands on her time for any reason may have an adverse effect on the Company. There can be no assurance that we will be successful in attracting and retaining other personnel we require to successfully grow our business.
7	We Don’t Currently Own any Properties. The Company does not currently own any properties, nor are we under any contract for sale or have an option to purchase any property. This investment is, in effect, blind as to the actual property or properties to be purchased by the Company. Investors must rely on Company management to identify and acquire a property or properties. Although we have researched available properties in the Nashville market, there is no guarantee that we will be able to find a property with suitable layout, location, price point, or aesthetic that we are satisfied will allow us to successfully implement our business plan. Delay in identifying an acceptable property, or additional properties in the future, will delay the Company’s ability to receive revenue, and thus the speed of repayment of the Revenue Notes offered in this raise.
8	We Intend to Purchase the Properties with Mortgage Loans. Although proceeds from this Offering will provide some of the necessary financing to purchase a property, we will rely on a commercial lender to finance the purchase price of the property. We do not have final commitments for our sources of financing for the Projects. If for any reason we are unable to obtain financing from one or more of our proposed funding sources, then our ability to undertake the Projects as planned may be jeopardized. Moreover, if financing is secured as planned, any mortgage loan will be secured by the property, and may be guaranteed personally by Company affiliates, including Sarah. Together, this means that if the Company defaults on a mortgage loan and the lender forecloses, the Company could lose the property in question (and thus the source of revenue for repayment of the notes), and may be left with little to no additional assets or sources of revenue to repay the notes.
9	We may rely on additional outside financing. The Company may need to rely on additional outside financing, including additional loans or outside investment, in order to carry out its business plan. This is especially likely in connection to the purchase of a Property, if the Company does not raise the full amount sought in this Offering, and/or if certain capital expenditures or operational costs substantially exceed the Company’s projections. Any such outside financing may be senior to the revenue notes offered here under certain circumstances, including if the Company dissolves and liquidates all of its assets.
10	General Real Estate Risks There are many risks generally inherent in the Company’s ownership, fit out, and operation of property, including, but not limited to: • general real estate renovation and fit out risks; • adverse changes in general and local economic conditions, or neighborhood values; • changes in required construction approvals, local zoning regulations, and other governmental requirements and regulations, particularly relating to short term rentals and hospitality; • changes in federal tax law, property taxes or taxes related to the operation of the properties; • changes in the cost and availability of insurance and other operating costs; • changes in interest rates and the availability of financing; • unforeseen hazardous materials on site and uninsured losses; • oversupply of similar properties; and • unattractiveness of the properties to potential tenants. Any of the conditions may lead to serious disruptions in Company operations and thus revenues, which would adversely affect the Company’s ability to repay the notes.
11	Risks of Operating a Property Used for Celebrations. Our target niche market will include groups of friends celebrating special occasions such as birthday parties or bachelorette parties. As such, our business faces a number of risks particular to the fact that there will likely be parties or at least limited pre-party celebrations on our properties. Among other things, guests will likely be consuming alcohol on our properties, playing loud music, and engaging in other activities consistent with a short term stay for the purpose of a celebration. Although we will hire a property manager to help maintain the property, that property manager will not be onsite. We will do our best to set expectations and policies for guests and acquire commercially reasonable insurance, but it is possible that damage to the property, complaints from neighbors, or other outcomes related to these celebrations will disrupt operations and potentially revenues.
12	Conflicts of Interest. We believe that the Revenue Notes have been designed to align the interest of note holders with those of Sarah Buxbaum, the Company’s Manager and, indirectly, its owner. However, there may be times in the future where these interests are not aligned, and Sarah may cause the Company to make certain decisions that are in the best interest of the Manager or sole member, but may not be in the best interest of note holders. Further, Sarah and the Company’s sole member (a holding company owned by Sarah), will engage in other activities independent of the Company. These activities include but not limited to a high-end dessert catering business or even other businesses in the hospitality industry that compete directly with the Company. The Company and revenue note holders shall have no rights to revenues generated from these other projects. Sarah may also cause the Company to engage in transactions with affiliates of the Company.
13	Limited Transferability and Liquidity. There is no public market for the Notes, so your investment will be illiquid if you should personally need funds prior to maturity.
14	Unforeseen Tax Consequences to holding the Notes. Absolutely no representation or warranty is made by Bellwether or any person involved in the preparation of this Form C with respect to the tax consequences of such an investment. Accordingly, all prospective investors are urged to consult with, and must rely upon, their own professional advisers concerning the tax consequences of an investment in the Notes.
15	Our future success depends on the efforts of a small management team. The loss of services of the members of the management team may have an adverse effect on the company. There can be no assurance that we will be successful in attracting and retaining other personnel we require to successfully grow our business.

Invest in Celebrate with Sarah Hospitality

Ultimate Girls Celebration House in Nashville

Invest in Celebrate with Sarah Hospitality

Ultimate Girls Celebration House in Nashville

$34,639

Invest via a

Invest via a

Why you may want to invest in us...

Our Team

And Our Major Accomplishments

Some of our investors

we've raised $34,639 from 80 investors since our founding

In the news

Downloads

MORE THAN JUST YOUR AVERAGE VACATION RENTAL

THE "CELEBRATE WITH SARAH" BRAND

WHY NASHVILLE?

HOW WE GIVE BACK

WHAT OTHERS HAVE TO SAY ABOUT SARAH

NASHVILLE BY THE NUMBERS

Investor Q&A

Financials

At a Glance

Risks

Details

The Board of Directors

Officers

Voting Power

Past Equity Fundraises

Outstanding Debts

Related Party Transactions

Use of Funds

Capital Structure

The Funding Portal

Form C Filing on EDGAR

Ask a Question

Signup

Invest via a

Why you may want to invest in us...

Our Team

And Our Major Accomplishments

Some of our investors

we've raised $34,639 from 80 investors since our founding

In the news

Downloads

MORE THAN JUST YOUR AVERAGE VACATION RENTAL

THE "CELEBRATE WITH SARAH" BRAND

WHY NASHVILLE?

HOW WE GIVE BACK

WHAT OTHERS HAVE TO SAY ABOUT SARAH

NASHVILLE BY THE NUMBERS

Investor Q&A

Financials

At a Glance

Risks

Details

The Board of Directors

Officers

Voting Power

Past Equity Fundraises

Outstanding Debts

Related Party Transactions

Use of Funds

Capital Structure

The Funding Portal

Form C Filing on EDGAR

Ask a Question

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