Turnkey Vertically Integrated Food Manufacturer & 9-Acre Estate
A flawless "Seed-to-Shelf" supply chain asset. Reside on a 9-acre estate, cultivate your own yield, mill it on-site, and control massive wholesale margins with zero reliance on third-party suppliers.
A Phenomenal Agribusiness Acquisition
You are not just acquiring land or a home; you are stepping into a highly defensible, cash-flowing commercial enterprise with absolute vertical integration.
Welcome to Khalsa Farm Spices & Food Inc. Operating efficiently on 9.19 acres of pristine, A-1 zoned irrigated farmland in Riverside County, this asset is entirely self-sufficient. The operation seamlessly cultivates wheat, mills it into premium flours (Atta & Makki Da Atta), processes custom spice blends, and manufactures tortillas—all directly on the property.
What makes this offering an unparalleled wealth-builder? Zero employees. The current owners operate the entire entity themselves, driving an incredibly streamlined, low-overhead operation that consistently moves high volumes of product into both direct-to-consumer and wholesale markets.
If your mandate requires acquiring a turn-key, flawlessly stabilized asset boasting an exceptionally rare ~90%+ Gross Margin, your search ends here. Producing reliable gross revenues of $144,000 annually with shockingly minimal overhead expenses, this asset leverages heavy, unencumbered machinery and tax-advantaged real estate to generate unmatched cash-on-cash returns.
Unprecedented Transition Support: To ensure absolute continuity and the success of the incoming buyer, the seller is highly motivated and is offering to stay on for 6 months post-closing to teach the cultivation, milling, and commercial distribution processes. This guarantees a seamless handoff of all existing trade routes and vendor relationships.
Executive Summary
Vital property details, infrastructure metrics, and operational data validating a premier $1.2M valuation.
🌾 Real Estate & Land
- Location 4th Ave, Blythe, CA 92225
(Exact Address Upon Request) - Acreage 9.190 Acres (400,316 Sq. Ft.)
- Zoning A-1 (Agricultural / Rural Residence)
- Residence Size 2,910 SF (Built 2008)
- Residence Type Triple-Wide Manufactured Home
- Utility Profile Water Rights + Solar Offsets
- Taxes (2024) $4,470.42
⚙️ Operations & Infrastructure
- Business Entity Khalsa Farm Spices & Food Inc.
- Current Employees 0 (Owner-Operated)
- Included Heavy Machinery ~$200,000+ Value
- Key Equipment Commercial Flour Mill & Planter
- Monthly Production ~800 Bags Milled Flour
- Monthly Gross Revenue ~$12,000
- Distribution Model Direct-to-Consumer & Wholesale
The Asset Portfolio
A visual tour of the agricultural estate, milling infrastructure, and operational capacity.
Wheat & Specialty Flour Trends
Capitalize on the rapidly growing, high-margin demand for farm-to-table, locally sourced, and culturally authentic milled flours.
📈 Rise of Artisanal Flours
Consumers and commercial bakeries are pivoting heavily toward non-commercialized, authentic flour products. Estate-grown and on-site milled flours command a premium price point, shielding margins from standard retail commodity fluctuations.
🛡️ Supply Chain Resilience
With global supply chain disruptions constantly affecting wholesale grain pricing, vertically integrated "Seed-to-Shelf" operations are becoming highly sought-after. Owning the cultivation and the milling completely insulates the business from third-party price hikes.
🌱 Farm-Direct Demand
The organic and farm-direct movement continues to dominate the food and beverage sector. Buyers eagerly seek out culturally authentic, locally processed goods like specialty Atta, creating inherent brand loyalty and recurring direct-to-consumer revenue.
"Sum-of-the-Parts" Valuation
A rigorous, underwriter-ready defense of the $1.2M asking price based on tangible assets, real estate comparables, and operational cash flow multipliers.
| Asset Classification | Allocated Value | Valuation Justification |
|---|---|---|
| 1. Real Estate & Land | $450,000 | Anchored by recent deed transfer ($415k) plus intrinsic value of established grading, utility infrastructure, and water rights on 9.19 acres. |
| 2. Machinery & Infrastructure | $250,000 | Includes unencumbered heavy assets: Flour Machine ($150k), Planter ($20k), Tractor & Implements ($30k), plus a $50k premium for turnkey business logistics and active import/export permits. |
| 3. Business Enterprise Value | $500,000 | Calculated on ~$135,000+ in annual Net Operating Income. A highly conservative ~3.7x multiplier applied due to the absolute defense of a fully vertically integrated supply chain and zero raw material reliance. |
| Total Portfolio Asking Price | $1,200,000 | Turnkey, Seed-to-Shelf Estate |
Strategic Tax & Depreciation Benefits
Acquiring a blended real estate and operational asset unlocks massive, front-loaded tax shields for the sophisticated investor.
🏗️ Section 179 & Bonus
The estimated $200,000+ in heavy machinery (flour mill, planter, tractor) can potentially be expensed entirely in Year 1 of acquisition under Section 179 or current bonus depreciation schedules, rapidly offsetting taxable income.
🏢 Cost Segregation
By conducting a cost segregation study on the $450,000 real estate allocation, an investor can accelerate depreciation on land improvements (fencing, irrigation, concrete pads) and specialized facility components to short 5- and 15-year lifespans.
💼 Section 197 Intangibles
The $500,000 allocated to Business Enterprise Value (Goodwill, trade routes, supplier agreements) can be amortized linearly over 15 years, providing an ongoing, predictable tax deduction against the company's high-margin revenues.
*Disclaimer: All tax benefits are estimates based on standard IRS codes. Buyers must consult with a licensed CPA or Tax Attorney to verify their specific liability and benefit applications.
Capital Deployment & Financing
Expertly modeled leveraged returns based on the $1,200,000 acquisition price and an estimated conservative Net Operating Income of $135,000, utilizing prevailing commercial bank lending rates.
Scenario A: SBA 7(a) Business & RE Loan
- Loan-to-Value (LTV) 85% ($1,020,000)
- Required Equity (15%) $180,000
- Assumed Blended Rate 8.25% / 25 Yr Amort
- Annual Debt Service ~$97,000
- Debt Service Coverage (DSCR) ~1.39x
- Est. Net Cash Flow (Post-Debt) ~$38,000
- Return on Equity (Cash-on-Cash) 21.1%
Scenario B: Conventional Commercial Ag Loan
- Loan-to-Value (LTV) 70% ($840,000)
- Required Down Payment (30%) $360,000
- Assumed Rate 7.50% / 20 Yr Amort
- Annual Debt Service ~$81,200
- Debt Service Coverage (DSCR) ~1.66x
- Est. Net Cash Flow (Post-Debt) ~$53,800
- Return on Equity (Cash-on-Cash) 14.9%
*Pro formas and financing scenarios are illustrative. Exact terms are subject to final lender underwriting, borrower creditworthiness, and prevailing market conditions.
Blythe Agribusiness & Trade Corridor
Situated perfectly off the I-10 freeway with direct access to massive logistics routes and California/Arizona commerce.
Logistics Hub
Agricultural Superiority
Palo Verde Valley
Local Demographics
| Demographic Metric | 1-Mile Radius | 3-Mile Radius | 5-Mile Radius | Zip 92225 (Full) |
|---|---|---|---|---|
| Resident Population | ~450 | ~10,500 | ~18,200 | 22,520 |
| Median Household Income | $45,100 | $44,200 | $43,950 | $43,822 |
| Per Capita Income | $17,500 | $16,800 | $16,200 | $16,077 |
Strategic Traffic Corridors
| Route / Intersection | Vehicles Per Day (VPD) | Vehicles Per Week | Vehicles Per Month |
|---|---|---|---|
| I-10 Freeway (Nearby Interstate) | ~38,000 | ~266,000 | ~1,140,000 |
| Hwy 95 / Intake Blvd (Primary Arterial) | ~8,500 | ~59,500 | ~255,000 |
| 4th Ave (Direct Property Access) | ~500 | ~3,500 | ~15,000 |
Access the Data Room
Contact our exclusive capital markets team immediately to secure the un-redacted Offering Memorandum, execute the NDA, and to schedule a private, strictly discreet property tour.
904 N. La Brea Ave #A
Inglewood, CA 90302
CalDRE #01527795
The information contained in this Offering Memorandum is highly confidential and has been obtained from sources believed to be reliable. However, Gemini 2 Realty, Inc., Manuel Angeles, and their respective officers, agents, and affiliates have not verified, and will not verify, any of the information contained herein, nor have they conducted any independent investigation regarding these matters. They make no warranty or representation whatsoever regarding the accuracy or completeness of the information provided.
To ensure a smooth underwriting and escrow process, a complete Data Room is available upon execution of an NDA. This includes: Trailing 12-Month (TTM) P&L, 2023/2024 Corporate Tax Returns, Complete Equipment List (FF&E), Vendor Contracts, Preliminary Title Report, Agricultural Water Rights documentation, and Health Department permits. All potential purchasers must take appropriate measures to verify all of the information set forth herein. BUYER TO DO THEIR OWN INDEPENDENT DUE DILIGENCE. Buyer is strictly responsible for verifying all zoning codes, structural and environmental conditions, water rights, and required municipal operating permits prior to the close of escrow. All financial projections, tax depreciation benefits, financing scenarios, demographics, and operational metrics are illustrative estimates for reference purposes only and are subject to market conditions, lender approval, and buyer execution. Under no circumstances should prospective buyers disturb the property or operations without prior written authorization from the listing brokers.