business-plan.md
Investor Business Plan
The full thesis, market gap, facility concept, risk model, operations plan, source list, and investor ask.
# Park City Dirt Bike Academy & Track
Investor business plan for a purpose-built dirt bike training, rental, and controlled track-time facility serving Park City, Summit County, destination visitors, families, and new riders.
> Working name: **Park City Dirt Bike Academy & Track**
> Location thesis: Park City / Snyderville Basin / eastern Summit County search area
> Stage: pre-parcel, pre-permit concept plan
> Strategy: motocross-track-first facility with a training/rental funnel and premium outdoor recreation positioning
## Executive Summary
Park City has world-class ski, mountain bike, golf, trail, and resort infrastructure, but it does not appear to have a proper closed-course dirt bike learning facility where a first-time rider can rent the right bike, get safety gear, learn in a controlled environment, and progress onto a real purpose-built motocross track with berms, rollers, tabletops, rhythm sections, and jumps. The current local alternatives are adjacent but incomplete: adventure motorcycle training exists in Park City, bike dirt jumps exist for bicycles, and traditional motocross facilities exist farther away or serve existing riders with their own bikes.
This gap creates a premium recreation opportunity: a safer, curated, instruction-led dirt bike facility built for first-timers, families, locals, private groups, tourists, and serious beginners who do not yet own bikes or know where to ride legally.
The business should absolutely offer real motocross tracks, including jumps and the full riding experience people imagine when they hear "dirt bike track." The discipline is in how those tracks are operated. The better wedge is a **motocross academy and track facility with rentals, coaching, and scheduled track time**, where jumps and technical features are designed with progression, bypasses, sightlines, and rider grouping:
- Beginner range and skills yard for absolute first-timers.
- Youth and low-speed progression loop.
- Full motocross track with jumps, berms, rollers, rhythm lanes, tabletops, bypasses, lane separation, and managed rider groups.
- Rental fleet of forgiving trail bikes, not high-strung race bikes.
- Premium lesson, camp, private coaching, and group-event packaging.
- Member/open-ride track blocks for existing riders.
- A digital preview website that shows investors the track, business model, financial logic, and software/product competence before dirt is moved.
The concept is capital-intensive. A credible first facility likely requires **$1.9M-$3.4M** before opening if land is leased or optioned, and **$5.0M-$8.1M+** if land is acquired in or near Park City/Summit County. The key investor question is not whether people like dirt bikes. They do. The key question is whether the business can secure a viable parcel, de-risk zoning/noise/neighbors, and maintain enough utilization to cover high fixed costs.
The proposed answer is a staged business:
1. **Stage 0: Investor preview and entitlement package** - business plan, website, visual track concept, permit-ready operating model, land search, insurance indications, and dealer/vendor LOIs.
2. **Stage 1: Academy + motocross leased site** - 20-35 acres, MSF-style beginner range, compact but real motocross track with jumps and bypasses, 18-22 bike fleet, limited hours, tight safety protocol.
3. **Stage 2: Membership and group expansion** - more track blocks, camps, corporate events, hotel partnerships, race clinics, jump-progression clinics, and seasonal programming.
4. **Stage 3: Flagship facility or second site** - larger motocross track system, digital booking/telemetry, branded events, content studio, and potentially a software layer for designing tracks online.
## The Opportunity
### Park City has the right customer base
Park City is a premium outdoor recreation market with affluent residents, resort visitors, families, group travel, and a constant appetite for memorable activities. Park City Chamber materials frame tourism as central to the local economy, with visitor-funded taxes supporting local services and infrastructure. The Chamber's FY25 annual report also emphasizes a year-round Mountainkind brand around care, connection, stewardship, and responsible recreation. It reports that the 2024-2025 Mountainkind campaign influenced approximately **122,000 winter trips** and an estimated **$789M in visitor spending**. [S1]
Separate tourism reporting cited more than **$2B in economic impact**, nearly **15,000 jobs**, more than **$800M in wages**, approximately **3.7M overnight visitors**, and nearly **$250M in state/local tax revenue** for Park City and Summit County tourism. It also notes the region's dependence on winter revenue and the need for stronger year-round offerings. [S2]
That matters because a dirt bike academy is not only a motorsports business. It can be positioned as a **premium mountain activity**:
- A spring/summer/fall shoulder-season product.
- A family and youth activity for people who do not own dirt bikes.
- A corporate/team outing for groups already traveling to Park City.
- A locals membership product.
- A hotel/concierge upsell.
- A creator-friendly, visually strong experience.
### The local market has adjacent supply, not direct supply
Existing options show demand for two-wheeled skill development, but they do not directly solve the beginner dirt bike rental/track problem:
| Alternative | What it offers | Why it does not fully solve the gap |
|---|---:|---|
| Park City Dirt Jump Park | Free bicycle dirt jumps, pump track, camps | Bicycle facility, not motorized dirt bike training or rental track. |
| Grit Moto Ranch | Adventure motorcycle training and tours in/around Park City | ADV motorcycle training, not a closed-course beginner dirt bike rental/track facility. |
| Throttle 215 MX Park | Salt Lake City motocross practice, main and peewee tracks | Low-cost track for riders who generally already have bikes/gear; not Park City, not premium instruction/rental-led. |
| OCA MX | Member motocross facility with 24/7 RFID access | Strong existing-rider club model, farther away, membership-based, not beginner rental academy. |
| Public OHV areas | Trails and open riding | Requires own bike/transport/gear/knowledge; intimidating and riskier for first-timers. |
Throttle 215's public listing shows a main track fee of **$20 per rider** and a peewee track fee of **$5**, with limited weekly hours. [S3] OCA MX publishes 2026 annual memberships around **$1,000** with additional riders and member guest-pass options. [S4] These are valuable benchmarks, but they also prove that a Park City academy should not try to win on the cheapest open-practice fee. It should win on **access, instruction, equipment, safety, location, and premium experience**.
### The white space
The business should occupy a specific white space:
**"The safest and easiest place in the Park City region to ride a dirt bike for the first time, then progress onto real motocross tracks with jumps."**
That creates an offering that is legible to parents, hotels, investors, and regulators. It is not "come send it." It is a managed outdoor academy.
## Product Concept
### Core products
| Product | Target customer | Price target | Margin logic |
|---|---:|---:|---|
| Intro lesson + rental | First-time adults, teens, visitors | $229-$279 | Highest-margin core product; instruction + rental + PPE. |
| Youth intro lesson | Ages 8-15, families | $179-$229 | Strong family product; smaller bikes; higher supervision. |
| Rental practice block | Rider with basic competency but no bike | $169-$219 | Bike utilization product; requires controlled track blocks. |
| Track pass | Existing rider with own bike | $35-$65 | Low variable cost; controlled by time windows and capacity. |
| Private coaching | Returning riders, affluent visitors | $150-$225/hr | Premium upsell; low capex once instructors exist. |
| Membership | Local recurring riders | $1,000-$1,600/year | Stabilizes cash flow, but must be capacity-limited. |
| Camps | Youth, adults, tourists | $495-$795 per 1-2 day camp | High perceived value; efficient instructor scheduling. |
| Corporate/group event | Companies, bachelor groups, conferences | $2,500-$5,500 | Best channel for Park City hotel/conference economy. |
| Merchandise/media | All customers | $20-$150 | Brand reinforcement; modest contribution. |
### Facility zones
The facility should be designed as a progression system:
1. **Check-in and waiver zone**
- Digital waiver and ID verification.
- Utah OHV education certificate capture when required for rental/public-land contexts.
- PPE fitting.
- Rider skill/intake form.
2. **Bike fit and controls station**
- Rider matched to bike by size, skill, and confidence.
- Engine-off controls demo.
- Kill switch, braking, body position, and clutch/throttle intro.
3. **Beginner training range**
- Flat, hard-packed dirt or grass/dirt surface.
- MSF DirtBike School-style close range benchmark: approximately **150 ft x 200 ft** minimum for entry exercises. [S5]
- Cone drills, start/stop, braking, turning, clutch, balance.
4. **Youth / low-speed progression loop**
- Low-speed one-way loop.
- Small rollers, wide turns, tiny tabletops, and optional mini jumps.
- Parent viewing and strict instructor control.
5. **Skills yard**
- Berm practice.
- Braking zone.
- Hill-start simulation if terrain allows.
- Ruts/sand/rocks modules only after fundamentals.
6. **Main motocross track**
- One-way controlled riding.
- Real motocross features: berms, rollers, rhythm sections, tabletops, step-ups/step-downs where appropriate, and jumps.
- Beginner/intermediate/advanced lines where possible.
- Bypasses around larger jumps so rental riders are never forced into a feature they are not cleared for.
- Flagging/spotter visibility.
- Watering and grooming plan.
- Jump faces and landings maintained as a core operating expense, not an occasional repair.
7. **Maintenance and wash bay**
- Basic shop, parts, tools, battery tenders.
- Bike inspection queue.
- Fuel storage compliance.
- Pressure wash and runoff management.
8. **Spectator and hospitality area**
- Shade, seating, restrooms, water, first aid.
- Clear boundary fencing.
- Optional food truck/event partner space.
### Track design principles
This is a motocross facility at launch, not merely a flat training yard. The key is that motocross features are progression-built rather than reckless:
- Jumps, tabletops, berms, and rhythm sections are part of the product.
- No blind landings on training or rental routes.
- No mandatory doubles for rental riders; larger features require sign-off or own-bike/intermediate blocks.
- Sound and dust mitigation embedded from day one.
- Track clock managed by cohorts, not free-for-all chaos.
- Capacity measured by safe rider density, not maximum ticket count.
- Beginners and fast riders separated by time block or zone.
```mermaid
flowchart LR
checkIn["Check-in, waiver, PPE"] --> bikeFit["Bike fit and controls"]
bikeFit --> range["Beginner range"]
range --> youthLoop["Youth / low-speed loop"]
range --> skillsYard["Skills yard"]
skillsYard --> mainTrack["Motocross track with jumps"]
mainTrack --> debrief["Debrief, photos, next booking"]
debrief --> membership["Membership / camp / private coaching upsell"]
```
## Fleet Strategy
### Recommendation: training-bike fleet, not race-bike fleet
The fleet should use reliable, air-cooled or low-maintenance trail bikes where possible. New riders do not need race bikes. Race bikes increase maintenance, intimidation, crash severity, and insurance discomfort.
The best starter fleet is a mixed-size training fleet:
| Rider tier | Primary bike candidates | Why |
|---|---|---|
| Kids / small youth | Honda CRF50F, Honda CRF110F, Yamaha TT-R110E | Low seat height, simple, approachable, high confidence. |
| Youth / small adult beginner | Honda CRF125F, Honda CRF125F Big Wheel, Yamaha TT-R125LE, Kawasaki KLX140R | Ideal learning class; manageable weight and power. |
| Adult beginner/intermediate | Yamaha TT-R230, Kawasaki KLX230R, Honda CRF250F/CRF300F if available, carefully selected used trail bikes | Adult-sized but still trail-oriented, not race-tuned. |
| Coach/demo bikes | 2-4 adult trail bikes plus one e-moto trial if desired | Instructor mobility, demos, future low-noise product. |
Honda's 2026 CRF trail announcements list the CRF110F at **$2,799**, CRF125F at **$3,599**, and CRF125F Big Wheel at **$3,999**. Search results also suggest Honda's old CRF250F availability should be verified against current dealer supply, with the larger Honda trail-bike slot changing in 2026. [S6] Kawasaki KLX230R and Yamaha TT-R230 remain practical adult-size alternatives. [S7] [S8]
### Starter fleet
| Bike tier | Units | Estimated unit cost | Subtotal | Notes |
|---|---:|---:|---:|---|
| Honda CRF110F / equivalent youth | 4 | $2,799 | $11,196 | Kids and smaller first-timers. |
| Honda CRF125F | 6 | $3,599 | $21,594 | Core beginner lesson bike. |
| Honda CRF125F Big Wheel / Yamaha TT-R125LE | 4 | $3,999 | $15,996 | Teens/small adults. |
| Yamaha TT-R230 / Kawasaki KLX230R / used adult trail bike | 6 | $5,800 | $34,800 | Adult instruction and rental practice. |
| Coach/demo/backup bikes | 2 | $6,500 | $13,000 | Instructor use and downtime buffer. |
| **Bike MSRP subtotal** | **22** | | **$96,586** | Before freight, setup, tax, spares. |
| Freight/setup/tax/spares reserve | | 25% | $24,147 | Dealer negotiation can reduce this. |
| **Bike fleet opening budget** | | | **$120,733** | Round to $125K. |
### PPE and equipment
Budget a dedicated PPE pool:
| Gear | Opening quantity | Budget |
|---|---:|---:|
| DOT helmets | 45 | $9,000 |
| Goggles | 60 | $3,600 |
| Boots | 45 pairs | $13,500 |
| Gloves | 70 pairs | $2,800 |
| Knee/elbow guards | 45 sets | $5,400 |
| Chest protectors | 35 | $5,250 |
| Jerseys/pants/loaner layers | 45 sets | $6,750 |
| Cleaning/sanitation/storage | | $4,500 |
| **PPE opening budget** | | **$50,800** |
Fleet + PPE + tools should be budgeted at **$190K-$240K** once tools, tire inventory, chains/sprockets, stands, fuel cans, batteries, spare levers, insurance documentation, and first replacement reserves are included.
## Market and Customer Segments
### Primary customers
1. **Park City locals with kids**
- Need a legal, supervised place to learn.
- Parents value coaching, safety, and repeatability.
- Membership/camp potential.
2. **Affluent visitors and resort families**
- They do not own bikes locally.
- They already buy premium outdoor experiences.
- They need turnkey gear, instruction, and transport clarity.
3. **Existing riders within 45-90 minutes**
- Want a groomed, scheduled track.
- May buy passes or memberships.
- Valuable but should not dominate the brand at launch.
4. **Corporate/group travel**
- Park City has meetings and incentive travel appeal.
- A controlled, premium dirt bike experience is differentiated.
- High-ticket group packages can subsidize weekday capacity.
5. **Beginner adults**
- Always wanted to try dirt bikes.
- Intimidated by public OHV areas.
- Need a low-ego, controlled learning path.
### Customer promise
**"Show up with nothing. Leave knowing you can ride."**
That is the wedge. Most dirt bike businesses assume the customer already has a bike, gear, friends who ride, a truck, and trail knowledge. Park City Dirt Bike Academy should assume the opposite.
## Competitive Positioning
```mermaid
quadrantChart
title Customer Positioning
x-axis Low beginner access --> High beginner access
y-axis Low premium experience --> High premium experience
quadrant-1 Premium academy
quadrant-2 Existing-rider premium
quadrant-3 Low-cost practice
quadrant-4 Accessible but basic
ParkCityAcademy: [0.88, 0.86]
GritMotoRanch: [0.45, 0.78]
Throttle215: [0.50, 0.30]
OCAMX: [0.28, 0.48]
PublicOHVAreas: [0.18, 0.20]
```
| Competitor/substitute | Distance/role | Published/observed pricing signal | Strategic read |
|---|---:|---:|---|
| Grit Moto Ranch | Park City ADV training | Course bookings and sold-out training events visible | Adjacent proof that motorcycle training works locally, but not a direct dirt-bike track rental academy. |
| Throttle 215 MX Park | Salt Lake City | $20 main track, $5 peewee track | Cheap track access. Do not compete on price. Compete on Park City, instruction, rentals, safety, and customer onboarding. |
| OCA MX | Ogden/Farr West | Around $1,000 annual membership | Existing-rider club model. Validates membership economics but less accessible to first-timers. |
| Public OHV | Regional | Low direct fee, high friction | Not beginner-friendly; requires knowledge, gear, transport, and risk tolerance. |
| Mountain biking, zip lines, rafting, UTV tours | Park City/Utah recreation | Premium activity pricing | Competes for vacation dollars; also validates willingness to pay for guided outdoor experiences. |
## Land, Permitting, and Site Search
### Parcel requirements
The concept needs enough space to separate learning zones from faster riding:
| Site type | Acres | Fit |
|---|---:|---|
| Micro academy | 5-10 | Beginner range, youth loop, limited rentals; not enough for compelling track. |
| Lean launch | 15-25 | Real academy, skills yard, short track, memberships limited. |
| Standard facility | 30-50 | Best launch target: training + full motocross track + parking + buffers. |
| Flagship | 60-100+ | Multiple motocross tracks, better buffers, events, progression jump lines, stronger future upside. |
Given Park City land prices, the base plan should assume a **leased or optioned site** first, ideally with:
- Existing industrial/agricultural/recreational compatibility.
- Natural buffer from residential neighbors.
- Road access for trailers and emergency vehicles.
- Water access or water-truck logistics.
- Enough room for dust/noise setbacks.
- Ability to phase improvements.
### Land cost signals
Current listing searches show Summit County land can range from roughly **$30K/acre** on larger/agricultural-type parcels to **$80K+/acre** for premium Park City-area development parcels, with commercial land much higher depending on entitlement and location. Examples surfaced include 40 acres in Silver Summit at approximately $1.2M and 25.52 acres in Park City-area land at approximately $2.1M. [S9]
This business should not underwrite a plan that requires buying prime Park City land unless the investor thesis includes real estate appreciation or a sponsor already controls land. The operating business works better if land is leased, optioned, partnered, or located just far enough from the highest-cost resort core.
### Zoning and neighbor risk
Summit County should be treated as the hardest part of the plan. The County fee schedule lists non-residential conditional use permit fees of **$2,500** for Community Development plus **$1,250** for Engineering, before notification/publication and other review costs. [S10] That fee is not the real cost. The real cost is time, studies, redesign, neighbor process, legal/professional fees, and potential denial.
The County code repeatedly evaluates whether projects prevent harm to neighboring properties, protect health/safety/welfare, and avoid nuisances. [S11] A prior Wanship-area motocross dispute generated enforcement actions, neighbor conflict, performance bond requirements, and civil penalties according to local reporting. [S12]
The plan must therefore include:
- Noise study before final parcel commitment.
- Dust and water plan.
- Operating-hour restrictions.
- Rider-count caps.
- Track orientation away from homes.
- Vegetative/topographic buffers.
- No race events in Phase 1 unless separately permitted.
- Community benefits narrative: youth safety, legal riding, education, jobs, tourism diversification.
### Permitting path
| Step | Output | Budget allowance |
|---|---|---:|
| Broker/site search | 3-5 candidate parcels | $10K-$25K |
| Land-use counsel/planner screen | Fatal-flaw memo | $15K-$35K |
| Concept site plan | Track zones, parking, circulation, buffers | $20K-$60K |
| Noise/dust/drainage studies | Permit and community risk support | $30K-$90K |
| Conditional use / site plan package | Formal application | $25K-$100K |
| Neighbor/community process | Meetings, revisions, mitigation | $15K-$75K |
| Total entitlement pre-build allowance | Before construction | **$115K-$385K** |
## Regulatory and Safety Model
### Utah OHV rules
Utah law requires OHVs used on public land/trails/streets/highways to be registered unless exempt. [S13] Utah law also requires safety education for riders operating OHVs on public lands, including youth and adults, and states that a person may not rent an OHV until the operator presents a certificate of completion of the OHV safety education and training program. [S14]
Private closed-course operations need legal review on exactly how these requirements apply to on-site rentals versus public-land operation, but the business should build compliance into the customer flow anyway:
- Require Utah adult OHV education certificate before any public-land rental/tour product.
- Capture youth safety certificate or approved course completion where applicable.
- Require parent/guardian waiver for minors.
- Require helmets for all riders, even if the public-land helmet law specifically calls out under-18 riders.
- Maintain annual registration/title records for fleet bikes as advised by counsel/DMV.
- Treat a closed course as a controlled facility, not a loophole.
### Safety operating system
The safety system is also a sales system. Parents, hotels, insurers, and investors need to see control.
Required operating rules:
- Digital waivers for riders, spectators, parents/guardians.
- Rider intake and skill grouping.
- Mandatory PPE: DOT helmet, goggles, boots, gloves, long sleeves/pants, knee protection, chest protection recommended or required by tier.
- No alcohol/drug tolerance.
- Bike fit check before engine start.
- Instructor sign-off before progression from range to track.
- Separate youth/beginner/intermediate blocks.
- Posted track rules and flags.
- Incident log and debrief protocol.
- Emergency vehicle access route always open.
- AED and trauma kit on-site.
- Staff radio protocol.
- Daily track walk and bike inspection.
### Instructor ratios
| Activity | Max ratio | Notes |
|---|---:|---|
| First-time youth range | 1:4 | Parent/guardian on-site. |
| First-time adult range | 1:6 | More if assistant coach present. |
| Beginner track progression | 1:5 | Instructor leads and sweeps. |
| Open practice rental block | 1:8 | Requires prior sign-off. |
| Own-bike open track | 1 staff spotter per active zone | No rental instruction assumed. |
| Corporate/group event | 1:5 plus event lead | Strong hospitality and safety scripting. |
## Operations Plan
### Seasonality
Park City has winter dominance. A dirt bike facility should make money in spring, summer, and fall, then use winter for pre-sales, maintenance, coaching content, simulator/online design, and corporate pipeline.
| Month | Operating posture |
|---|---|
| January-February | Closed or limited; sell memberships/camps; fleet overhaul; investor/partner outreach. |
| March | Weather-dependent soft opening; instructor training; locals preview. |
| April-May | Opening ramp; lessons, youth programs, spring break visitors. |
| June-August | Peak season; camps, families, tourists, groups. |
| September-October | Strong shoulder season; corporate, locals, fall visitors. |
| November | Weather-dependent; closeout memberships, private coaching. |
| December | Closed or limited; gift cards, pre-sales, maintenance. |
```mermaid
xychart-beta
title "Base Case Utilization by Month"
x-axis ["Jan","Feb","Mar","Apr","May","Jun","Jul","Aug","Sep","Oct","Nov","Dec"]
y-axis "Utilization %" 0 --> 100
line [0,0,12,42,66,88,95,92,76,58,28,0]
```
### Staffing plan
| Role | Year 1 FTE/seasonal | Notes |
|---|---:|---|
| General manager | 1.0 | Owns safety, scheduling, revenue, partner relationships. |
| Operations/track manager | 1.0 | Track prep, equipment, facility. |
| Lead instructor | 1.0 | Curriculum, coach training, progression. |
| Instructors | 4-8 seasonal | Mix of hourly and contractor; scheduled to demand. |
| Mechanic/fleet tech | 1.0 | Bike uptime is margin protection. |
| Guest services/booking | 1-2 seasonal | Waivers, PPE, check-in, retail. |
| Track maintenance labor | 1-2 seasonal/part-time | Grooming, watering, fencing, cleanup. |
| Marketing/content | contractor | Launch content, partnerships, paid media. |
### Daily operating flow
1. 7:00-8:30 - track inspection, watering, grooming, bike check.
2. 8:30-9:00 - staff safety meeting.
3. 9:00-12:00 - intro lessons and youth blocks.
4. 12:00-1:00 - maintenance reset, private coaching slots.
5. 1:00-4:00 - rental practice blocks, camps, private coaching.
6. 4:00-7:00 - member/own-bike track windows and corporate events.
7. 7:00-8:00 - bike wash, incident log, repairs, next-day prep.
### Technology stack
The business should be operationally digital from the beginning:
- Online booking with deposits, capacity control, and weather policy.
- Digital waivers with minor/guardian workflow.
- Rider profiles and progression status.
- Fleet maintenance logs by VIN/unit.
- CRM segments for tourists, locals, parents, members, groups.
- Photo/video upsell and post-ride retention email.
- Investor-facing website with track visualizations and data displays.
## Startup Cost Model
The financial model is intentionally staged. No investor should fund heavy construction until land entitlement risk is better understood.
```mermaid
pie title Standard Launch Capex Mix
"Motocross track/site/civil" : 950
"Structures/utilities/parking" : 430
"Fleet/PPE/shop" : 235
"Permitting/professional" : 210
"Launch systems/marketing" : 155
"Working capital" : 350
```
| Category | Lean leased site | Standard launch | Flagship land purchase |
|---|---:|---:|---:|
| Land deposit/leasehold/option | $90,000 | $180,000 | $1,800,000 |
| Entitlement, legal, studies, design | $145,000 | $210,000 | $420,000 |
| Motocross track construction, jumps, drainage, dust control | $520,000 | $950,000 | $1,800,000 |
| Parking, fencing, access, lighting | $210,000 | $360,000 | $700,000 |
| Structures/restrooms/check-in/shop | $185,000 | $430,000 | $950,000 |
| Fleet, PPE, tools, spares | $205,000 | $235,000 | $420,000 |
| Maintenance equipment | $190,000 | $325,000 | $750,000 |
| Software, brand, website, launch marketing | $85,000 | $155,000 | $300,000 |
| Opening payroll/training/pre-sales | $80,000 | $120,000 | $220,000 |
| Working capital reserve | $220,000 | $350,000 | $750,000 |
| **Total pre-opening budget** | **$1,930,000** | **$3,315,000** | **$8,110,000** |
The standard launch is the most credible investor plan if land is leased/optioned. The lean plan may work if the site already has infrastructure and favorable zoning. The flagship plan should only be pursued with a land sponsor, real estate partner, or unusually attractive parcel.
## Revenue Model
### Base case annual revenue at stabilized Year 1 run rate
| Product line | Units | Price | Revenue |
|---|---:|---:|---:|
| Intro lesson + rental | 2,400 participants | $249 | $597,600 |
| Rental practice block | 900 sessions | $189 | $170,100 |
| Own-bike track pass | 3,900 passes | $45 | $175,500 |
| Annual memberships | 150 members | $1,250 | $187,500 |
| Private coaching | 720 hours | $175 | $126,000 |
| Camps | 288 seats | $595 | $171,360 |
| Corporate/group events | 56 events | $3,200 | $179,200 |
| Merchandise/photo/ancillary | blended | | $80,000 |
| **Total revenue** | | | **$1,687,260** |
### Revenue mix
```mermaid
pie title Base Case Revenue Mix
"Intro lessons + rentals" : 598
"Rental practice" : 170
"Track passes" : 176
"Memberships" : 188
"Private coaching" : 126
"Camps" : 171
"Groups" : 179
"Ancillary" : 80
```
### Gross margin logic
| Cost item | Base assumption | Annual cost |
|---|---:|---:|
| Rental bike fuel/parts/tires per rental session | 3,300 sessions x $22 | $72,600 |
| PPE cleaning/replacement consumables | 3,300 sessions x $12 | $39,600 |
| Payment processing | 3% of revenue | $50,618 |
| Merchandise/photo COGS | 40% of ancillary | $32,000 |
| **Variable costs** | | **$194,818** |
| **Contribution margin** | 88.5% | **$1,492,442** |
The business has high fixed costs but strong contribution margin once the facility, fleet, and staff are in place. That means utilization and capacity management matter more than raw ticket volume.
### Fixed operating expenses
| Expense | Annual base case |
|---|---:|
| Payroll, taxes, seasonal staff, contractor coaches | $555,000 |
| Insurance and risk management | $180,000 |
| Land lease/debt service allowance | $216,000 |
| Equipment maintenance, fuel, water, jump grooming, dust control | $190,000 |
| Marketing, partnerships, content | $120,000 |
| Utilities, internet, software, booking, phones | $60,000 |
| Legal, accounting, admin, permits | $70,000 |
| Property/security/waste/restrooms | $35,000 |
| **Fixed operating expenses** | **$1,426,000** |
### Break-even
Base case contribution margin is approximately **88.5%**. With fixed operating expenses around **$1.426M**, annual revenue break-even is:
```text
$1,426,000 fixed costs / 88.5% contribution margin = ~$1,611,000 annual revenue
```
That means the base case clears break-even by about **$76K** before depreciation, interest, and taxes. This is intentionally tight. It tells investors the truth: full motocross tracks with jumps are more exciting and more marketable, but they require disciplined land costs, strong utilization, premium pricing, and serious maintenance.
```mermaid
xychart-beta
title "Annual Revenue vs Break-even"
x-axis ["Conservative","Break-even","Base","Upside"]
y-axis "$ Revenue" 0 --> 2600000
bar [1180000,1611000,1687260,2380000]
```
## Three-Year P&L
| Metric | Conservative Y1 | Base Y1 | Base Y2 | Base Y3 | Upside Y3 |
|---|---:|---:|---:|---:|---:|
| Revenue | $1,180,000 | $1,687,260 | $1,990,967 | $2,289,612 | $2,850,000 |
| Variable costs | $153,400 | $194,818 | $237,500 | $279,900 | $365,000 |
| Contribution profit | $1,026,600 | $1,492,442 | $1,753,467 | $2,009,712 | $2,485,000 |
| Fixed operating expenses | $1,305,000 | $1,426,000 | $1,540,080 | $1,647,886 | $1,890,000 |
| EBITDA | -$278,400 | $66,442 | $213,387 | $361,826 | $595,000 |
| EBITDA margin | -23.6% | 3.9% | 10.7% | 15.8% | 20.9% |
### Interpretation
- Conservative Year 1 loses money if utilization is weak or launch is delayed.
- Base Year 1 is profitable but not comfortably so.
- Base Year 2 becomes healthier as repeat customers, memberships, camps, and group events mature.
- Upside Year 3 depends on group/event sales, strong membership demand, and disciplined labor scheduling.
## Marketing and Sales
### Positioning
The brand should feel like Park City: premium, outdoorsy, competent, safe, and memorable. It should not feel like a chaotic backyard track.
Brand language:
- "Learn dirt bikes the right way."
- "Park City's first purpose-built dirt bike academy."
- "Rent. Learn. Ride. Progress."
- "A safer way into off-road riding."
- "Built for first-timers, families, and riders ready for the next level."
### Channels
| Channel | Use |
|---|---|
| Hotel concierge partnerships | Visitor conversion; group packages. |
| Park City Chamber / local business network | Credibility and destination alignment. |
| Youth sports and schools | Camps, after-school programming, parent trust. |
| Paid search | Capture "dirt bike rental Park City", "things to do Park City summer", "motocross lessons Utah". |
| Social/creator content | Track visuals, first-time rider transformations, family reels. |
| Corporate/event planners | High-ticket weekday group bookings. |
| Local dealerships | Fleet support, referral exchange, demo days. |
| Email/CRM | Membership launches, camp fill, gift cards, weather windows. |
### Launch plan
1. Publish investor preview website and business plan.
2. Secure 3-5 candidate parcels and a land-use fatal-flaw screen.
3. Obtain insurance indication letters.
4. Obtain dealer/vendor fleet quotes.
5. Build permit-ready site concept and noise/dust mitigation plan.
6. Run pre-sales waitlist:
- Founding memberships.
- Youth camp interest.
- Corporate event inquiries.
- Hotel partner LOIs.
7. Launch with limited, invitation-based training weekends before public opening.
## Investor Ask and Use of Funds
### Recommended raise
For a standard leased/optioned launch, target a **$3.3M-$3.7M seed/project raise**:
| Use | Budget |
|---|---:|
| Entitlement, legal, site design, studies | $210,000 |
| Land option/leasehold improvements | $180,000 |
| Motocross track/site/civil construction | $950,000 |
| Structures, utilities, parking, restrooms | $430,000 |
| Fleet, PPE, tools, spares | $235,000 |
| Maintenance equipment | $325,000 |
| Brand, website, launch marketing, software | $155,000 |
| Opening payroll/training/pre-sales | $120,000 |
| Working capital and contingency | $710,000 |
| **Total** | **$3,315,000** |
### Milestones
| Milestone | Proof |
|---|---|
| Investor preview complete | Website, plan, financial model, visual data displays. |
| Land shortlist | 3-5 parcels screened by broker/planner. |
| Permit viability | Land-use counsel memo and pre-application feedback. |
| Insurance viability | Non-binding indications and coverage requirements. |
| Fleet viability | Dealer quotes and maintenance support. |
| Demand proof | Waitlist, LOIs, founding memberships, group inquiries. |
| Build-ready | Final site plan, contractor bids, operating manual. |
| Open | Soft launch with measured safety/utilization data. |
## Risk Matrix
| Risk | Severity | Probability | Mitigation |
|---|---:|---:|---|
| Zoning/conditional use denial | Very high | High | Pre-screen parcels, use land-use counsel, choose buffered sites, position as managed motocross training rather than unmanaged racing. |
| Neighbor noise/dust opposition | Very high | High | Noise study, hours limits, buffers, dust control, and no large public race events until separately permitted. |
| Insurance cost or exclusions | High | Medium-high | Managed motocross model, waivers, documented controls, multiple brokers, gated progression onto jump features. |
| Injury incident | High | Medium | PPE, progression rules, ratios, incident protocol, beginner separation. |
| Capex overrun | High | Medium | Phased build, contractor bids, contingency, avoid overbuilding. |
| Seasonality/weather | Medium-high | Medium | Camps, memberships, groups, pre-sales, shoulder-season programming. |
| Bike downtime | Medium | High | Simple fleet, mechanic, spare bikes, parts inventory. |
| Under-utilization | High | Medium | Partnerships, pre-sales, flexible labor, groups, recurring memberships. |
| Water/dust constraints | High | Medium | Site selection, water plan, smaller launch track, dust suppression. |
```mermaid
quadrantChart
title Risk Priority
x-axis Low probability --> High probability
y-axis Low severity --> High severity
quadrant-1 Critical watch
quadrant-2 Severe but less likely
quadrant-3 Low priority
quadrant-4 Frequent manageable
Zoning: [0.82, 0.95]
NoiseDust: [0.78, 0.90]
Insurance: [0.62, 0.78]
Injury: [0.55, 0.86]
Capex: [0.58, 0.80]
Weather: [0.62, 0.60]
BikeDowntime: [0.75, 0.48]
Utilization: [0.55, 0.76]
```
## Why This Can Win
The business works if it refuses to be generic unmanaged motocross.
Traditional tracks serve people who already ride. Park City Dirt Bike Academy serves people who want to ride but do not yet know how, while still giving them the thing they actually want: real motocross tracks with jumps. That makes the market bigger, the pricing more premium, and the story easier for investors and community stakeholders to understand.
The company can also demonstrate an unusual strength before opening: it can show the track, facility, data, financial story, and customer journey online. A polished Next.js preview site is not just marketing. It is a signal that the founders can sell the concept, model it, and eventually build digital tools around physical track design, booking, rider progression, and facility operations.
## Immediate Next Steps
1. Build the investor preview site from this plan.
2. Collect image references for hero, facility, fleet, coaching, track, and Park City context.
3. Obtain 3 dealer fleet quotes.
4. Obtain 2 insurance broker indications.
5. Hire land-use counsel/planner for parcel fatal-flaw criteria.
6. Identify 3-5 candidate parcels outside dense residential conflict.
7. Build a pre-sales waitlist and founding membership landing page.
8. Ask Park City/Summit County stakeholders what would make this approvable rather than surprising them later.
## Sources
- [S1] Park City Chamber & Visitors Bureau FY25 Annual Report: https://www.parkcitychamber.com/resources/for-businesses/reports/
- [S2] Park City / Summit County tourism reporting and economic-impact summary: https://townlift.com/2026/01/park-city-chamber-winter-bookings-trail-last-year-as-2025-room-tax-ends-down-9/
- [S3] Throttle 215 MX Park listing: https://www.riderplanet-usa.com/atv/trails/info/utah_14498/ride_db6c.htm
- [S4] OCA MX membership information: https://www.ocamx.club/membership/
- [S5] Motorcycle Safety Foundation DirtBike School provider/range information: https://msf-usa.org/become-a-dbs-provider/
- [S6] Honda 2026 CRF trail model information: https://hondanews.com/en-US/releases/honda-confirms-return-of-three-crf-trail-models-for-2026
- [S7] Kawasaki KLX off-road models: https://www.kawasaki.com/en-us/motorcycle/klx/off-road
- [S8] Yamaha TT-R models: https://yamahamotorsports.com/models/tt-r230
- [S9] Park City/Summit County land listing examples from LoopNet/Land and Farm/Highland Commercial search results.
- [S10] Summit County County-wide Fee Schedule, Conditional Use Permit fees: https://www.summitcountyutah.gov/DocumentCenter/View/1732/Ordinance-834-County-Wide-Fee-Schedule
- [S11] Summit County Code / Development standards: https://www.summitcountyutah.gov/DocumentCenter/View/24971/Summit-County-Code-PDF-
- [S12] Park Record coverage of Wanship/Hoytsville motocross zoning dispute: https://www.parkrecord.com/2018/01/10/wanship-property-owner-sues-summit-county-over-motocross-track-violations/
- [S13] Utah Code Title 41 Chapter 22, OHV registration/public land provisions: https://le.utah.gov/xcode/Title41/Chapter22/C41-22.html
- [S14] Utah Outdoor Recreation OHV education overview: https://recreation.utah.gov/ohv-education/
## Assumptions To Validate With Quotes
- Final land lease or acquisition economics.
- Insurance premium, exclusions, required limits, and waiver language.
- Dealer fleet pricing, freight/setup, warranty, and maintenance support.
- Track contractor bids for the exact parcel.
- Water source and dust suppression costs.
- Conditional-use feasibility and operating-hour constraints.
- Emergency access and fire district requirements.
- Tax treatment, depreciation schedule, and financing terms.