FAQs

Section 1: The Vision & The Project

1. What is Stone Soup 4 Burney at Rocky Ledge Estates?

Stone Soup 4 Burney is a master-planned, luxury eco-hospitality and equestrian retreat located in the Pit River Valley of eastern Shasta County, California. Set across 41.48 pristine acres within the entitled Rocky Ledge Estates (Tract 1897), the project features 8 bespoke luxury villas, a covered equestrian arena and trail network, and the Stone Soup Event Center and Gathering Lodge designed for weddings, executive retreats, and culinary events.

2 Where is the property located, and what makes the setting unique?

The estate sits on a scenic volcanic bluff overlooking the Pit River Valley and the Cascade Range, just minutes from Burney, Fall River Mills, and MacArthur. The region is an outdoor enthusiast’s destination, surrounded by blue-ribbon fly fishing on the Pit and Fall Rivers, Lassen Volcanic National Park, McArthur-Burney Falls Memorial State Park, and championship golf at Fall River Valley Golf Course.

Section 2: Opportunity Zone & Tax Advantages.

How does this project qualify as an Opportunity Zone investment?

The property is located within a federally certified Qualified Opportunity Zone (QOZ) in Shasta County under the federal Tax Cuts and Jobs Act and the updated OZ 2.0 (Rural Community) designations. Investments structured through our Qualified Opportunity Fund (QOF) enable investors with eligible capital gains to access substantial federal tax incentives.

What are the key tax benefits for investors?

Tax Deferral: Federal capital gains invested into the QOF are deferred from immediate taxation.

Tax-Free Growth (The 10-Year Step-Up): If you hold your partnership interest in the QOF for at least 10 years, all appreciation and capital gains on the development and operating business become 100% tax-free at the federal level (a full step-up to fair market value upon exit).

Accelerated Depreciation: Construction of the new villas, event lodge, and equestrian facilities generates substantial cost segregation and depreciation benefits that pass through to investors.

(Note: While federal capital gains receive these exemptions, California does not conform to federal QOZ incentives, so state-level taxes apply to California residents upon realization.)

Section 3: Legal & Financial Architecture

Why is the project built debt-free?

We are funding the entire $15,000,000 development budget through all-equity capital contributions. By operating debt-free, the project carries zero bank loan covenants, eliminates debt-service default risks, and protects investor cash flows during the initial stabilization phase.

How does the Master Ground Lease protect investors?

The underlying 41.48 acres are held fee-simple by our land-holding entities (Rocky Ledge Estates LLC and Findelaterre LLC) and leased to Burney QOZB, LP under a long-term 30-year Master Ground Lease:

Compliance with IRS Related-Party Rules: Federal Opportunity Zone rules prohibit QOFs from buying land from related parties. A market-rate ground lease is explicitly permitted under Treasury Regulation § 1.1400Z2(d)-1.

Prop 13 Property Tax Protection: By capping the lease term under California's 35-year reassessment threshold, the property’s historic tax assessment base is preserved, dramatically reducing annual operating overhead.

Tenant Ownership of Improvements: The QOZB owns 100% of all newly built structures and depreciable assets, ensuring that all tax write-offs and long-term appreciation flow directly to fund investors.

What is the Working Capital Safe Harbor (WCSH)?

Under IRS rules, unspent cash in a QOF can trigger asset-test penalties. To eliminate this risk, all investor equity is contributed down into Burney QOZB, LP under an official 31-Month Working Capital Safe Harbor Plan. This provides full statutory protection to hold and disburse construction funds over a milestone-driven 31-month development timeline.

Section 4: Operations & Management

What is the role of Stone Soup 4 Burney, LLC?

Stone Soup 4 Burney, LLC is an independent development and hospitality management company led by Manager/CEO Lawrence Findleton. Stone Soup operates under two distinct, arm's-length contracts with the asset-owning QOZB:

Development Management Agreement (DMA): Oversees site engineering, Shasta County permitting, contractor bidding, and construction management across the 31-month build-out.

Hospitality Management Agreement (HMA): Manages all guest bookings, short-term rental logistics, concierge services, event catering, and equestrian operations once the resort opens.

Why are asset ownership and hospitality management kept in separate entities?

Separating the asset-holding LP from the management company is an institutional standard that provides two distinct advantages:

Liability Firewall: Guest bookings, event operations, and employee payroll remain ring-fenced inside Stone Soup 4 Burney, shielding the property-owning QOZB LP and its investors from operational liabilities.

Operational Excellence: It ensures dedicated, professional day-to-day hospitality management aligned with investor performance through baseline management and net operating income (NOI) incentive fees.

Section 5: Development Timeline & Investor Participation

What is the construction and rollout schedule?

Months 1–6: Final architectural approvals, Shasta County grading and building permits, civil infrastructure, high-yield water wells, and underground utilities.

Months 7–18: Construction and framing of Phase 1 (Villas 1–4) and the covered equestrian arena, barns, and trailheads.

Months 19–27: Construction of Phase 2 (Villas 5–8) and the Stone Soup Event Center & Gathering Lodge.

Months 28–31: Interior furnishings (FF&E), exterior landscaping, defensible space clearance, staff training, and the Grand Opening.

Who can invest, and what is the minimum commitment?

Participation in the QOF is open to accredited investors and institutional capital looking to roll realized short-term or long-term capital gains from real estate, equities, or business sales into a high-impact, asset-backed tangible project. Minimum subscription thresholds and offering documents (PPM, Operating Agreement, and Subscription Agreement) are available upon request.

How do I get started or review the offering documents?

Interested investors and partners can request an introductory call and investor packet by submitting their information through the Contact / Investor Portal on UncleLuckyLarry.com or emailing our investor relations team directly.

With the legal and tax preservation framework anchored by the master ground lease, review the operational leadership executing the project on the our team page.

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