Internal Initiative · Facilities & Revenue

Turning a $20K/Month
Cost Into Working Capital.

With the partners no longer using the space, 547 NW 28th Street becomes a standing carrying cost instead of a shared asset. The building is already earning its keep through the family office professional services run out of it every day — this plan layers a purpose-built startup membership and several smaller streams on top, tracked against a single target: offset the $20K/month.

547 NW 28th Street · Miami, FL  ·  Nick Castillo, Program Lead
Family Office Services — Live
Startup Studio Membership
Meeting Room & Event Rental
Content Studio
Anchor Sublease
Mail, Print & Notary Counter
$20K
Monthly Cost to Offset
1
Stream Already Live
5
New Streams to Layer In
3
Rollout Phases
Not Starting From Zero

Family Office Services Are
Already Running Out of This Building.

Before layering in anything new, it's worth saying plainly what the space is already producing — family office professional services delivered on-site, day to day, by the same divisions this plan puts to work on the new streams below.

Live
Family Office — Structuring & Administration
Zarova Holdings / Zarova Media
Ongoing family office management and administration run out of 547 NW 28th Street — entity oversight, structuring, and day-to-day coordination handled on-site.
Live
Family Office — Advisory & Planning
Platform Family Office Mandates
Family office structuring, multi-division advisory, and administration delivered to platform clients from the same desks and conference rooms this plan is monetizing further.
Live
Cross-Division Delivery
Advisors · Law Group · Accounting · Capital
The four divisions that already service family office clients on-site are the same four standing up the new revenue streams — no new team, no new desk to staff.
Why this matters to the plan: the building already proves it can generate professional-services value while occupied — this isn't a cold-start bet on an empty office. The streams below are additive on top of that baseline, not a replacement for it.
Rollout Plan

How the Plan Runs

Three phases — quick-start revenue, structural partnerships, and an anchor tenant — with Advisors, Law Group, Accounting, Realty, and Technologies moving in parallel from the same building that already runs every other Emanay mandate.

Week 1
Week 1–2
Week 2
Week 2–3
Week 3
Week 3–4
Emanay Advisors
Program & Revenue Strategy
Advisors
Space & Usage Audit
Current footprint, unused desks, rooms, and hours mapped against the $20K/month baseline
Advisors
Revenue Stream Prioritization
Studio Membership, meeting room, content studio, and anchor sublease streams ranked by lift vs. speed to revenue
Advisors
Pricing & Package Design
Day pass, membership, hourly, and event rates set against local comps
Advisors
Booking Platform Selection
Listing channels (Peerspace, Giggster, LiquidSpace) and direct-booking approach confirmed
Advisors
Launch Communications
Incubator founders, E2 pipeline, and outside network notified space is now bookable
Advisors
Phase I Review
Quick-start streams reviewed against first-month bookings and revenue
Reviewed
Emanay Law Group
Liability & Use Agreements
Law Group
License / Use Agreement Draft
Standard short-form license agreement drafted for day passes, desks, and room rentals
Law Group
Standby
On call as pricing and packages are set
Law Group
Insurance & Liability Review
General liability coverage confirmed adequate for third-party foot traffic and events
Law Group
Booking Terms Drafted
Cancellation, damage, and access terms built into the booking flow
Law Group
Standby
On call as launch communications go out
Law Group
Terms Finalized & Signed Off
Use agreement and booking terms cleared for live bookings
Signed Off
Emanay Accounting
Revenue Tracking
Accounting
Cost Baseline Documented
The $20K/month carrying cost broken down by line item (rent, utilities, services)
Accounting
P&L Tracker Built
A dedicated tracker set up to run monthly office revenue against the $20K target
Accounting
Standby
On call as the booking platform is configured
Accounting
Break-Even Model Built
Bookings-needed-per-stream math built so the target is visible, not aspirational
Accounting
Standby
On call as launch communications go out
Accounting
Phase I Revenue Reporting Live
First month of actual bookings and revenue reported against baseline
Live
Emanay Realty
Market & Tenant Sourcing
Realty
Market Comps Pulled
Comparable Miami coworking, meeting room, and event space rates benchmarked
Realty
Rate Benchmarking
Day pass, membership, and hourly rates stress-tested against comps
Realty
Standby
On call as the booking platform is configured
Realty
Listing Published
Space listed on booking marketplaces and the emanay.io site
Realty
Inbound Inquiries Screened
First outside inquiries reviewed for fit with the building and existing tenants
Realty
First Bookings Confirmed
Initial paid bookings locked across day passes, rooms, or both
Booked
Emanay Technologies
Access & Booking Systems
Technologies
Standby
On call during the space audit
Technologies
Booking Software Evaluated
Scheduling and payment platform options compared for setup speed and cost
Technologies
Smart Lock / Access Control Scoped
Keyless entry scoped so outside guests don't require a staffed front desk
Technologies
Booking Platform Configured
Calendar, pricing, and access rules built into the live booking system
Technologies
Payment Processing Live
Online payment collection connected directly to Accounting's revenue tracker
Technologies
Systems Launch Ready
Booking, access, and payments confirmed working end-to-end
Ready
Phase I Outcome — The Office Will Have
A signed use agreement, a live booking system, and the first paid bookings running against the $20K/month baseline.
Baseline Documented
Terms Signed Off
Booking Live
First Revenue In
Quick-Start Live ✓
Week 5–6
Week 6–7
Week 7–8
Week 8–9
Week 9–10
Week 10–12
Emanay Advisors
Studio Membership Design
Advisors
Membership Tiers Designed
Solo Founder and Team Suite tiers scoped — desk/office, room hours, and what's bundled at each level
Advisors
Weekly Team Call Format Set
Cadence, attendees, and format for the weekly member venture check-in defined
Advisors
Network Access Curated
What's included from Capital, Law Group, Accounting, and the incubator verticals scoped as member perks
Advisors
Anchor Tenant Target List
Complementary boutique firms (fractional CFOs, wealth managers, small advisory shops) identified as anchor sublease candidates, separate from Studio Membership
Advisors
Founding Member Outreach
First membership offers extended to the E2 and incubator pipeline as founding members
Advisors
Phase II Launch Coordination
Studio Membership, content studio, and meeting room streams brought online together
Launched
Emanay Law Group
Membership & Service Agreements
Law Group
Studio Membership Agreement Drafted
A dedicated month-to-month membership agreement drafted — no equity or participation terms, unlike the incubator track
Law Group
Standby
On call as the weekly call format is set
Law Group
Network Access Terms Reviewed
Referral and introduction terms with Capital, Law Group, and Accounting confirmed for member perks
Law Group
Studio Waiver & Release
Liability waiver and equipment-use terms drafted for studio bookings
Law Group
Insurance Certificate Requirements Set
Certificate-of-insurance requirements set for members and event bookings
Law Group
Agreements Executed
Membership, studio, and network-access agreements signed and filed
Executed
Emanay Accounting
Revenue Recognition
Accounting
Revenue Recognition by Stream
Studio Membership, room, and studio revenue split out on the tracker, family office revenue kept separate
Accounting
Standby
On call as the weekly call format is set
Accounting
Break-Even Tracking vs. Target
Running total tracked against the $20K/month offset target
Accounting
Standby
On call as anchor targets are identified
Accounting
Membership Billing Setup
Recurring monthly billing set up for Studio Members
Accounting
Phase II Reporting Live
Full multi-stream revenue reporting live against the target
Live
Emanay Realty
Space Reconfiguration
Realty
Anchor Tenant Sourcing
Prospective anchor sublease partners sourced from Realty's own network
Realty
Space Reconfiguration Plan
Layout plan drawn for a dedicated Studio Membership zone, separate from core Emanay operations
Realty
Standby
On call during content studio build-out
Realty
Site Tours for Prospective Members
Walkthroughs run for founding members and anchor sublease prospects
Realty
Term Sheet Negotiation
Anchor sublease term sheet negotiated in coordination with Advisors and Law Group
Realty
Space Ready for Member Move-In
Reconfigured zone ready for the first Studio Members to move in
Ready
Emanay Technologies
Studio & Access Build-Out
Technologies
Content / Podcast Studio Build-Out
A dedicated room converted into a bookable content and podcast studio
Technologies
Equipment Procurement
Cameras, lighting, and audio gear sourced to a rentable-grade standard
Technologies
Booking Calendar Integration
Studio, rooms, and member desks added to the same booking platform
Technologies
Weekly Call Infrastructure Set
Video conferencing and scheduling tools set up to run the weekly member team calls
Technologies
QA Test Bookings
Studio and member access run through end-to-end test bookings
Technologies
Studio Launch Ready
Studio confirmed bookable by ALTR founders, Studio Members, and outside creators alike
Ready
Phase II Outcome — The Office Will Have
A live Studio Membership program with weekly team calls running, a bookable content studio, and multi-stream revenue reporting stacked on top of Phase I.
Studio Membership Live
Weekly Calls Running
Content Studio Live
Multi-Stream Reporting
Structural Revenue Live ✓
Anchor Tenant Placement
Full or partial-suite sublease negotiated with a single anchor tenant
Anchor lease structured and executed by Emanay Law Group and Realty
Anchor revenue booked as the largest single line against the $20K target
Signage & Brand Rights
Lobby and exterior signage rights offered as a paid add-on to the anchor or a separate sponsor
Naming rights on the conference and event space evaluated
Brand visibility packaged alongside the incubator's own case-study verticals
Steady-State Reporting
All six revenue streams reported monthly against the $20K/month baseline
Annual rate review and renewal terms set for every recurring stream
Surplus above the offset target evaluated for reinvestment or reduction of the base lease
One Flagship, Several Smaller Streams

A WeWork-Style Offer,
Built Specifically for Startups.

The flagship isn't generic desk rental — it's a membership that bundles space with the thing a startup actually can't buy off the shelf: standing access to the firm's people and network. Everything else in the building fills in around it.

Live
Baseline — Already Running
Family Office Professional Services
Structuring, advisory, and administration for family office clients, delivered on-site today. Billed through normal client fees, not counted toward the $20K target below — but proof the space already earns its keep.
01
Flagship — Startup Membership
The Emanay Studio Membership
A WeWork-style lease built specifically for startup clients. Desk or office access, bundled with a weekly team call to go over their venture and direct access to Emanay's immediate network — capital, legal, accounting, and introductions — as part of the membership, not a separate engagement.
02
Revenue Stream — Space
Meeting Room & Conference Rental
Hourly and half-day rental of conference rooms, listed on Peerspace / LiquidSpace and booked directly by outside professionals needing a Miami venue.
03
Revenue Stream — Studio
Content & Podcast Studio
A dedicated recording room rented to ALTR / creator-economy founders and outside creators — and a built-in perk for Studio Members who need content production.
04
Revenue Stream — Anchor Tenant
Anchor Sublease / Suite Partner
A single complementary firm (fractional CFO shop, wealth manager, boutique advisory) subleasing a suite — the largest, steadiest line once in place.
05
Revenue Stream — Counter Services
In-House Mail, Print & Notary Counter
A staffed counter offering mailbox rental, printing and scanning, notary, binding, apostille, translation (via a referral partner), and shipping — serving 547's own tenants and clients first, walk-ins second.
What's In the Membership

Space Is the Hook.
Access Is What They're Paying For.

Any WeWork gives a startup a desk. This gives them a desk plus a standing seat at the table with the firm's own divisions — which is the part a generic coworking lease can't replicate.

Included — Space
Desk or Office Access
Dedicated desk or private office at 547 NW 28th Street
Conference room hours included in the membership tier
Access to the content studio at member rates
Included — Advisory
Weekly Team Call
A standing weekly call with Emanay to go over the venture's progress, blockers, and needs
Light-touch accountability without the equity or governance strings of the incubator track
Direct line to route requests to the right division instead of cold-emailing in
Included — Network
Access to the Firm's Network
Introductions within Emanay Capital's investor network, where fit
Referral access to Emanay Law Group and Accounting at member rates for one-off needs
Visibility into the incubator's vertical partners (ALTR, Tati, PAWSA) for cross-referrals
Not the incubator track: Studio Membership is a paid lease-plus-access product with no equity or participation agreement attached. It's for founders who want the room and the network without joining a named vertical — the incubator remains the deeper, equity-based track for ventures Emanay is placing and building out directly.
Run Out of 547 NW 28th Street

Five Divisions Already
On-Site Run the Plan.

No new hires, no outside property manager — the same divisions that run every other Emanay mandate execute this one too.

Emanay Advisors
Program & Strategy
Studio Membership design & pricing
Weekly team call facilitation
Network access & partner outreach
Emanay Law Group
Agreements & Liability
Use & license agreements
Insurance & compliance review
Anchor sublease drafting
Emanay Accounting
Revenue Tracking
$20K baseline & break-even model
Multi-stream revenue reporting
Billing & collections
Emanay Realty
Market & Tenant Sourcing
Rate benchmarking
Anchor tenant sourcing
Space reconfiguration planning
Emanay Technologies
Booking & Access Systems
Booking platform & payments
Keyless access control
Studio build-out & equipment
01
Already Paid For
The $20K/month is being spent whether the space is used or not — every dollar of revenue is close to pure offset, not new margin math.
02
Built-In Demand
Incubator founders, E2 clients, and startups generally already want desks and access to firm expertise — Studio Membership just packages and prices what's currently unbundled or unused.
03
No New Overhead
Advisors, Law Group, Accounting, Realty, and Technologies run this alongside their existing mandates — no property manager or new headcount required.
04
Line of Sight to Break-Even
Accounting tracks every stream against the same $20K number every month, so "are we there yet" has a real answer, not a guess.
The Case for Acting Now

An Empty Office Is a Liability.
A Booked One Is a Line Item.

With the partners gone, the building either sits as dead cost on the books or becomes six small, trackable revenue lines run by teams already in the building.

Status Quo Dead Cost
✗
$20K/month carrying cost with no offsetting revenue now that the partners are gone
✗
Desks, conference rooms, and studio-capable space sitting unused most of the week
✗
No formal terms if outside guests, founders, or partners informally use the space
✗
No insurance or liability review for third-party use
✗
No tracking of what the space is actually costing versus worth
Monetized Office Recommended
✓
Six revenue streams layered in across three phases, each tracked against the $20K target
✓
Incubator founders, E2 clients, and outside members converted into paying users of existing space
✓
Every use governed by a Law Group-drafted license, waiver, or sublease agreement
✓
Insurance and liability confirmed adequate before any outside booking goes live
✓
Accounting reports actual revenue against the $20K baseline every month, not once a year
01
Space & Cost Audit
Baseline documented
Streams prioritized
Pricing set
Audit complete
02
Agreements & Liability
Use agreement drafted
Insurance reviewed
Terms signed off
Cleared to launch
03
Booking & Access Systems
Platform selected
Access control set
Payments connected
Systems live
04
Quick-Start Launch
Day passes live
Rooms bookable
First revenue in
Phase I complete
05
Structural Partnerships
Studio live
Virtual office live
Desk partners signed
Phase II complete
06
Anchor & Steady-State
Anchor placed
Signage evaluated
$20K offset tracked
Steady-state
Revenue Model & Targets

Illustrative Numbers.
Confirm Against Actual Capacity.

These figures assume [[X]] bookable desks/offices and [[Y]] Studio Members at steady state — placeholders until Realty and Advisors confirm actual capacity in the Phase I space audit. Family office services already run through normal client billing and aren't counted below; the model is built to hit the $20K/month offset from the five new streams combined.

Stage 1 · Flagship (Phase I–II)
Stream 01 · Flagship
Studio Membership — Solo Founder
A single founder or small team getting a desk plus firm access.
$[[650]]/month — dedicated desk, weekly team call, network access
Includes [[4]] conference room hours/month and member studio rate
Targeting [[10]] members at steady state
Illustrative run-rate: ~$6,500/month
Stream 01 · Flagship
Studio Membership — Team Suite
A funded startup team wanting a private office, not just a desk.
$[[1,800]]/month — private office for up to [[4]] seats, weekly team call, network access
Includes [[10]] conference room hours/month and priority studio booking
Targeting [[3]] team suites at steady state
Illustrative run-rate: ~$5,400/month
Stage 2 · Supporting Streams (Phase II)
Stream 02 · Space
Meeting Room & Event Rental
Outside professionals and non-member events needing a room.
Conference room at $[[75]]/hour, listed on Peerspace / LiquidSpace
Evening / weekend event rate at $[[1,500]]/event
Targeting [[8]] non-member hours/week plus 1 event/month
Illustrative run-rate: ~$4,100/month
Stream 03 · Studio
Content & Podcast Studio
Non-member bookings from ALTR founders and outside creators.
Half-day studio rate at $[[250]]/session for non-members
Targeting [[1–2]] non-member sessions/week
Member sessions included at a discounted add-on rate
Illustrative run-rate: ~$1,500/month
Stream 05 · Counter Services
Mail, Print & Notary Counter
547's own tenants and clients first, walk-ins second.
Mailbox rental from $9.99/mo; printing & scanning from $0.25/pg
Notary at $10/stamp; binding at $6.00/item; faxing at $1.00/pg
Apostille and translation priced per document, translation via a referral partner
Illustrative run-rate: ~$1,200/month at modest volume
Stage 3 · Anchor & Steady-State (Phase III)
Stream 04 · Anchor Tenant
Anchor Sublease / Suite Partner
A single complementary firm subleasing a suite or partial floor, if capacity allows alongside Studio Members.
Partial-suite sublease at $[[6,000]]/month, market-comp dependent
Structured and executed by Law Group and Realty
Evaluated against Studio Membership demand before committing space
Illustrative run-rate: ~$6,000/month
Combined — Steady-State
Combined Monthly Offset
All five new streams reported together against the $20K/month target.
Illustrative combined run-rate: ~$24,700/month at full Anchor placement
~$18,700/month from Studio Membership plus supporting streams alone, pre-Anchor
Tracked monthly by Accounting against the $20K baseline
Target: fully offset from Studio Membership + supporting streams, Anchor as upside
Owned by Emanay Law Group: every membership agreement, license, waiver, and sublease behind these streams is drafted and administered by Emanay Law Group under Nick Castillo's oversight — the same governance model already running the incubator's founder agreements.
Facilities & Revenue Program Lead

ONE TEAM.
ONE BUILDING, PAYING FOR ITSELF.

From the space audit through anchor placement, the same team already running the incubator runs this plan.

⬆
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Nick Castillo
General Counsel · Emanay Law Group
Nick Castillo
Facilities & Revenue Program Lead

With the space no longer needed by the partners, Nick is running the plan to turn 547 NW 28th Street from a $20K/month carrying cost into a set of tracked, recurring revenue lines — using the same divisions and governance model that already run the incubator's founder agreements.

Every use agreement, license, and sublease behind the six revenue streams passes through his oversight before it goes live, keeping the building's exposure — and its upside — clean.

$20K
Monthly Offset Target
6
Revenue Streams
5
Divisions On-Site
1
Building, 547 NW 28th St
Emanay Law Group  ·  547 Office Monetization Plan
⬆
Alex Camus
Managing Member · Emanay
Alex Camus
Founder · Emanay

Alex is aligned with Nick on the plan's rollout and sign-off, coordinating Realty, Accounting, and Technologies' involvement alongside every other active mandate running out of the building.

Ready to Kick Off
Phase I?

Start with the space and cost audit at 547 NW 28th Street — the first step toward offsetting the $20K/month.

Schedule Kickoff