Details
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. |
Celebrate With Sarah, through our new company CWS Hospitality, LLC, is raising capital to create its first charming and elegant house for the ultimate girls’ trip to Nashville.
Guests will indulge in Celebrate With Sarah’s top notch hospitality experience including fresh flowers in every room, chilled champagne ready for toasting in fluted glasses, and our signature Celebration Box packed with fun and luxurious items to enjoy during their stay. With its LA Chic meets Southern Charm decor, guests will be surrounded by comfort and elegance in everything from the highest quality bedding, towels, and toiletries to romantic decor of soft pinks and whites with crystal chandeliers and the softest cozy throw blankets.
Guests from near and far will enjoy a Welcome Book with thoughtful and trendy recommendations to make the most of their stay. From not-to-be-missed restaurants and shopping recommendations to guides to the best spas and places to enjoy music, no detail will be spared. There will, of course, be several “insta-worthy” photo ops to preserve memories of your stay as well to share the fun with friends and family on social media.
And for those who prefer a truly curated experience, our Platinum Package will include an experience custom-tailored for you and your guests with Sarah as your Nashville guide.
The Celebrate with Sarah brand was inspired by the joyful feeling you get with dessert in one hand and a glass of pink champagne in the other.
Celebrate With Sarah began as a dessert business to fill an immediate need to make money. A partnership in a previous business dissolved and left me in a very unfortunate situation financially, emotionally, and physically. I operated under a different name and two years later rebranded to expand my vision of encompassing all things “celebration.” I realized that with my background in the hospitality industry, my passion wasn’t about creating the actual cupcakes, but instead, the feeling people get from eating them and admiring their dessert table that was crafted with the highest attention to detail and charm.
Music was my real first love in Nashville. I love the people and the energy you feel walking down the streets of Broadway with artist after artist trying to make a name for themselves. You don’t go to too many places jam packed with such talent. I also fell in love with the charm of Nashville. Fun people who love country music and eating great food?! What’s not to like!
Then my business brain turned on. There are more groups of women here celebrating parties than I’d ever seen anywhere else. I wanted to make their Nashville experience better, and I knew based on my experience there and my experience in hospitality and events, that I could. But it wasn’t going to be through dessert catering. After many months of research and creative planning, here we are getting ready to launch a full Celebration House for girls’ trips!
Our mission, above and beyond creating this quaint experience for a getaway to Nashville, is to help pass on that feeling to those who may never get to experience anything even close to a white glove hospitality experience through our support of The Sarah Annelise Foundation.
For as long as I can remember, I envisioned creating a company that had a socially conscious core. What’s the point of making money if you aren’t doing something good with it? When I thought about expanding my brand, I knew this piece of my heart had to be involved on a scale that could make a difference. A portion of all profits from CWS Hospitality will be going towards The Sarah Annelise Foundation, an organization I created several years ago to develop and implement projects locally and around the world to serve the growth and education of children with the bare essentials needed to thrive. Past projects include 10 different projects throughout South Africa, Zambia and Botswana over two different trips.
I truly believe that sometimes the best things can come from the worst if you work hard enough, and I am passionate about celebrating both the losses and the victories. I hope to continue to share my entrepreneurial and personal story to prove that even when 5 things go wrong, 10 can go right, and a few other things will come up that weren’t even on the radar. In my wildest dreams, I never would have imagined I would be working on a project like this.
“My family and I met Sarah three years ago. During the time we have known her, I have become deeply impressed with both her and her business. She is constantly striving to perfect her craft and grow her business, she visibly supports other local business owners, and she finds time to support the community and participate in charitable endeavors. She has a meticulous attention to detail; however, her success is ultimately linked to how deeply she cares for her customers. It is this connection to people that will continue to lead to Sarah’s success.”
Annalisa Pizzarello, Chief Transformation Officer at Amgen
“Sarah’s work ethic is untouchable. I’ve never seen someone hustle so hard, or work towards achieving their goals more than Sarah. Her kindness radiates to those around her and inspires others to do good in this world and work towards their goals in a way that would make Sarah proud. I have no doubt Sarah will continue to do amazing things with her life. Taking chances is scary but Sarah is always ready to take the plunge into greatness.
Hunter King, Actor - The Young and the Restless (Summer Newman), Life in Pieces
“I cannot say enough great things about Sarah! She is the easiest to do business with and executes at the highest level. I am happy to recommend her to anyone for any event. Her creativity knows no bounds! Kudos Sarah!”
Jeffrey Dyson, Managing Partner at New York Life
"Sarah and "Celebrate with Sarah" are extraordinary! Her quality is premium in every aspect of her products and service as well as her attention to detail. Sarah is wise beyond her years and brings creative elegance to everything she touches. She listens well and over delivers beyond expectation. Sarah is smart and has that "IT FACTOR" going on as a genuinely compassionate and inspiring human being."
Patti Smith, CEO and Founder of Patti Smith Coaching, and Member of Leadership Team for eWomen Network
According to Mashvisor Reports for 2019:
According to Realtor.com as of April 2019 for Nashville:
Median list price: $385,000
Average daily rate: $247
Occupancy rate: 74%
Active rentals: 6,965
In June 2019, RedAwning.com, the world's largest network of vacation properties released an in-depth Market Report exploring alternative accommodation trends in Nashville. The report highlights the significant market and revenue growth in accommodation in Nashville's Central Business District (CBD) between 2013 and 2018, and the synchronous surge of corporate migration to the area.
According to the RedAwning.com report:
Provided by: https://www.redawninggroup.com/vacation-rental-market-reports/nashville-vacation-rental-report/
Celebrate with Sarah Hospitality has financial statements ending August 13 2019. Our cash in hand is $0, as of August 2019. Over the three months prior, revenues averaged $0/month, cost of goods sold has averaged $0/month, and operational expenses have averaged $0/month.
Management’s Discussion and Analysis of Financial Condition and Results of Operations
You should read the following discussion and analysis of our financial condition and results of operations together with our financial statements and the related notes and other financial information included elsewhere in this offering. Some of the information contained in this discussion and analysis, including information regarding the strategy and plans for our business, includes forward-looking statements that involve risks and uncertainties. You should review the "Risk Factors" section for a discussion of important factors that could cause actual results to differ materially from the results described in or implied by the forward-looking statements contained in the following discussion and analysis.
Overview
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.
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.
Given the Company’s limited operating history, the Company cannot reliably estimate how much revenue it will receive in the future, if any.
Milestones
CWS Hospitality LLC was incorporated in the State of Tennessee in July 2019.
Since then, we have:
Historical Results of Operations
Our company was organized in July 2019 and has limited operations upon which prospective investors may base an evaluation of its performance.
Liquidity & Capital Resources
After the conclusion of this Offering, should we hit our minimum funding target, our projected runway is 0 months before we need to raise further capital.
We plan to use the proceeds as set forth in this Form C under "Use of Funds". We don’t have any other sources of capital in the immediate future.
We will likely require additional financing in excess of the proceeds from the Offering in order to perform operations over the lifetime of the Company. Except as otherwise described in this Form C, we do not have additional sources of capital other than the proceeds from the offering. Because of the complexities and uncertainties in establishing a new business strategy, it is not possible to adequately project whether the proceeds of this offering will be sufficient to enable us to implement our strategy. This complexity and uncertainty will be increased if less than the maximum amount of securities offered in this offering is sold. The Company intends to raise additional capital in the future from investors. Although capital may be available for early-stage companies, there is no guarantee that the Company will receive any investments from investors.
Runway & Short/Mid Term Expenses
CWS Hospitality LLC cash in hand is $0, as of August 2019. Over the last three months, revenues have averaged $0/month, cost of goods sold has averaged $0/month, and operational expenses have averaged $0/month, for an average burn rate of $0 per month. Our intent is to be profitable in 6 months.
We are a Pre-Revenue Company that was formed on July 30, 2019. No material changes have occurred between the date of the financials and the listing of this offering.
We expect to finance, purchase, fit out, and list our property in the next 3-6 months. CWS Hospitality LLC will not receive any revenue until all of these steps are complete. Therefore, any delay, including but not limited to additional time to identify and acquire an appropriate property, will delay revenues.
In addition to the funds raised through this Offering, we will rely on a mortgage loan to finance the acquisition of the property. This mortgage loan will not be secured at least until we identify a specific property for purchase.
We anticipate that if we raise our maximum amount through this offering, we will have sufficient funds to acquire, fit out, permit, and market the property. However, if we do not raise our maximum or if expenses exceed our expectations, we may seek additional outside financing, including potentially a business loan, to fund these start up costs.
We have not raised any additional capital at this time.
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. |
Director | Occupation | Joined |
---|---|---|
Sarah Buxbaum | Sole Manager @ CWS Hospitality LLC | 2019 |
Officer | Title | Joined |
---|---|---|
Sarah Buxbaum | CEO | 2019 |
Holder | Securities Held | Voting Power |
---|---|---|
Annelise Holdings LLC | 100 Membership Interests | 100.0% |
Date | Amount | Security |
---|---|---|
04/2020 | $62,865 | Revenue Share |
$50,000 |
$30,000 as a down payment for acquisition of a property in Nashville$15,000 to furnish and outfit the house getting it ready to open $5,000 for legal contracts and accounting$5,000 cash reserve
* WeFunder will receive a fee of 6.5% of total proceeds raised in this offering
|
$107,000 | $60,000 - down payment for acquisition of a property in Nashville.
$15,000-$25,000 furnishing + repairs
$3,000- $5,000 - branding – e.g. photo wall, dessert decor, neon lights
$1000 - photography & marketing
$5000 - licenses and permits, listing site set up requirements
$5000-$7000 - legal contracts and accounting
$5000 - cash reserve
* WeFunder will receive a fee of 6.5% of total proceeds raised in this offering
|
Class of Security | Securities (or Amount) Authorized |
Securities (or Amount) Outstanding |
Voting Rights |
---|---|---|---|
Common Membership Interest | 100% | 100% | Yes |
The Securities and Exchange Commission hosts the official Form C on their EDGAR web site.
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