investor update · may 2026

clubhouse
hudson square

seven weeks in — here's where we stand on revenue, membership, and what's coming.

open since april 12, 2026
location 77 charlton st, nyc
update date may 29, 2026
financials

the numbers

net volume since open
$55.4k
apr 12 → may 29
neighbor pass members
37
13 spots remaining
monthly recurring revenue
$14.6k
37 × $395 / mo
first rent payment
$11.5k
due imminently
neighbor pass capacity 37 / 50 filled
2 attritions (members relocating) 13 spots open
cash position & june projection
current cash in account ~$46,000
first rent payment −$11,500
post-rent cash ~$34,500
projected june revenue +$30,000
projected end-of-june cash ~$65,000
liabilities

credit card balances

amex (primary)
$25,000
0% APR
chase
$6,500
0% APR
amex (secondary)
$4,000
0% APR
total cc balance $35,500

All cards are currently at 0% APR — no urgency to pay down immediately. Strategy is to prioritize cash comfort first, then aggressively pay off once we're in a stronger position heading into summer.

accounting update
Bookkeeper has been hired and is auditing all expenses across personal and business cards going back to opening. Goal is to identify what was personally fronted so Liam can be reimbursed once the business cash position is solid.
heads up

items to flag

resolved
contractor dispute settled
Reached a settlement with a former engineer. Total payout is $3,500, split across two payments. Matter is closed — no ongoing exposure.
in payment
monitoring
2nd floor noise complaint
The tenant on the floor above has raised noise concerns and has threatened to involve the building. Our position is that this is a building infrastructure issue, not an operator issue — we're monitoring the situation closely and staying in communication with building management.
monitoring
growth

upcoming partnerships

event pop-up
LIV Golf NYC
In active talks to host a pop-up at the clubhouse in advance of their upcoming NYC event. High-visibility opportunity, audience alignment is strong.
recurring events
Cherry Golf
Women's golf brand interested in hosting recurring events at the space. Great fit for community building and expanding our membership demographic.
brand pop-ups
public drip · sugarloaf · read the green
Three emerging golf apparel and lifestyle brands without physical retail. All have strong online followings and want to activate in-person. In conversations with all three.
sponsorships
club sponsorships
Sponsorship conversations are ongoing but haven't been the primary focus yet. Will become a bigger priority as we scale into the summer.
technology

building our own stack

in development
custom admin & analytics platform
Optix, our current booking software, charges a recurring platform fee plus frequent add-on charges for features that should be table stakes. We're building a proprietary admin dashboard and analytics layer from the ground up — custom league management, flexible membership packages, and reporting that actually tells us what we want to know.
The new system will give us full ownership of the product and be replicable across every future venue at zero marginal software cost.
monthly savings
$700
per location, per month
at 7 locations
$58.8k
annual savings
—
league management
Custom league structures, standings, and scheduling without workarounds
—
flexible packages
Build and price membership tiers without being constrained by platform limitations
—
real analytics
Utilization, revenue per bay, peak hours, churn — data we don't have clean access to today
—
multi-venue ready
Built to replicate across all future locations from day one
expansion

location #2 — lease update

Negotiations are active. The deal has more complexity than originally disclosed — we're working through it. Below is our current counter offer.

lease term
10 years
monthly rent
$8,500
free rent period
10 months
TI allowance
$200,000
TI structure
50 / 50
50% at signing · 50% at completion
CAM charge
$5.00 / sqft
annual, prorated
landlord deliverables
Whitebox the space, remove all non-load-bearing walls. Furnish tempered air via base building HVAC weekdays 8am–6pm, Saturdays 9am–5pm.
open issue
HVAC overtime billing
Standard hours coverage is fine — the problem is overtime HVAC is billed at $450/hr. We operate evenings and weekends heavily, so this is a real cost exposure. Current plan: either negotiate the overtime rate down significantly, or install a split system to cover off-hours independently. Working through it now.
in negotiation
the vision

the play from here

$2M
target raise · 7 locations · NYC / Chicago / Boston

We built something real out of essentially nothing. The thesis now is simple: take what we've proven at Hudson Square and plant our flag in every major market before anyone else does. Speed is the edge.

01
close location #2
Get the second lease signed. Two operating locations makes the argument undeniable — we're not a concept anymore, we're a company.
02
anchor investor or brand partner
Approach one strategic partner — a major equipment brand like Titleist or a high-conviction investor — with a clean story: here's what we built, here's the unit economics, here's the map.
03
7 locations, 3 cities
NYC, Chicago, Boston. Dense golf markets with underserved indoor infrastructure. We run around the big players by moving faster and staying local.
"we are trying to run around these bigger players and plant our foot in every city we can. speed is our friend here."
investor update