One letter, one broker, one closed-loop deal flow.

I am writing to introduce IronRoost Farms, Inc. — a vertically integrated Virginia C-Corporation (SCC #12012225) headquartered at 2593 Cougar Lane, Locust Grove, Virginia — and to request a short introductory conversation with the Richmond office’s Industrial / Flex group about a specific, converged tenant-or-buyer need in the Fluvanna / Buckingham / Cumberland corridor.

IronRoost is standing up a Controlled Environment Agriculture (CEA) hydroponic specialty-crop operation in Central Virginia — a 2,000–3,500 sq ft indoor grow footprint at the conservative Year-1 equipment baseline and a Phase-2 / Phase-3 expansion path that scales the same envelope through 5,000 sq ft as the wholesale customer base grows. We are actively lease-or-purchase ready on a single converged target: 2,000–5,000 sq ft of light-industrial / flex / warehouse / greenhouse-conversion space in the Fluvanna / Buckingham / Cumberland corridor at a target rent or effective ownership cost of $4–12 per square foot NNN.

The goal of this letter is a 15-minute introductory meeting, either in-person at your Richmond office or by video, to walk through the space criteria, the capital posture, the federal-grants pipeline, and the off-market inventory signal we are asking your office to bring forward.

IronRoost is the kind of tenant-or-buyer a broker’s office wants to be able to forward to a principal in one message: capital is in hand, the corporate vehicle is formed, the regulatory pathway is committed, and the harvest cadence on Year-1 revenue is anchored to fixed-date contracts rather than speculative projections.

Capital posture. Founder capital and an active private-placement round are committed to the facility build-out. The conveyer belt of capital readiness — lease deposit, utility deposit, build-out capex, working capital for the first ninety days of operation — is funded to the Year-1 baseline. Lease-or-purchase is genuinely on the table: a 3–5 year NNN lease with an option-to-purchase clause is a fully fundable structure, and an outright purchase at the upper end of the corridor’s small-flex price band is achievable inside the current private-placement envelope.

Federal-grants pipeline (USDA-pending). IronRoost has an active application track on three USDA / federal programs that materially de-risk the facility build-out for any property owner who underwrites on tenant quality: (1) USDA Rural Business Development Grant (RBDG) request, in pre-application skeleton with a fall-2026 submission target; (2) USDA Specialty Crop Block Grant Program (SCBGP) FY27 cycle, with an IronRoost-built cycle-tracker, pre-application skeleton, and application outline staged for the SCBGP NOFO opening; (3) USDA Farmers Market Promotion Program (FMPP) FY27 readiness track, anchoring the downstream buyer-evidence branch of the SCBGP narrative. Awards are pending and not committed; the application posture, however, is fully scoped and defensible at the time of the introductory meeting.

Active VDACS hydroponics launch. IronRoost is operating on the Virginia Department of Agriculture and Consumer Services (VDACS) regulated-facility filing path for the grow facility. The launch-readiness checklist — facility commissioning, GAP pre-audit, HACCP plan development, cold-chain dispatch SOP, and lot-ID traceability through the first commercial harvest — is staged for an Aug–Sept 2026 first cycle, anchored to RRS Foodservice and the Richmond/Charlottesville wholesale corridor.

Read together, this is the standard broker-friendly tenant-or-buyer signal: capital in hand, closeable structure, regulated-tenant posture, and a fixed-date wholesale-revenue horizon inside the year. If the Richmond or Charlottesville industrial book has a property owner weighing whether to bring vacant space to market, this is the underlying principal profile that makes the answer “yes, bring it to IronRoost first.”

The 2,000–5,000 sq ft ask is a converged target: a 2,000–3,500 sq ft envelope holds the Year-1 CEA racks at the conservative equipment baseline, and the upper end of the band (up to 5,000 sq ft) absorbs the Phase-2 / Phase-3 expansion without a second relocation. Asking for a single converged envelope rather than a staged 2,000 / 5,000 / 10,000 sq ft ladder collapses the brokerage timeline: one match, one tour, one LOI, one close.

Use class is light-industrial / flex / warehouse / greenhouse-conversion. The hard-match requirements are:

• Clear height: a minimum of 14′ to allow the rack vertical plus a small insulation envelope above the canopy; 16′+ preferred.
• Door / loading: a dock-high or drive-in grade-level door for cold-chain dispatch; a single truck-bay door is sufficient for Year-1 volume.
• Power: three-phase power at 200A+ service to feed the rack-lighting circuit, the fertigation pumping skid, and the small cold-room compressor. Single-phase 400A will be considered with a phase-converter
allowance in the LOI.
• Cold room: an interior footprint of approximately 8′ × 10′ for the walk-in cooler / harvest dispatch staging, with ceiling clearance consistent with the rack envelope.
• Water: potable supply with a floor-drain in the production bay for fertigation runoff; an on-site well or municipal tie-in are both acceptable, with appropriate backflow preventer at the meter.
• Zoning: M-1 / light-industrial / agricultural-processing zoning — the greenhouse-conversion case is a value-add for properties with a legacy agricultural structure that may not suit a conventional industrial tenant.

Corridor preference is Fluvanna / Buckingham / Cumberland County, Virginia, with a secondary preference for the western Goochland / eastern Albemarle / Nelson County edge that intersects the same driving-time envelope to the Richmond/Charlottesville wholesale buyers. The mental model is “central enough to run a refrigerated truck to the buyer corridor twice a week, rural enough that the NNN basis is in the target rent band.”

Rent / price band

The target NNN rent band for the converged envelope is $4–12 per square foot per year NNN — a range the broker can match directly against active inventory, and a range the underlying property owner can underwrite on. At the lower end of the band ($4–7/sq ft NNN), a 3–5 year lease with an option-to-purchase clause is the natural deal structure. At the upper end of the band ($8–12/sq ft NNN), the build-out capex can absorb a turn-key delivery in exchange for a longer initial term and a purchase-option strike that benefits the landlord at year three. Purchase is genuinely on the table for properties priced inside the band that are not encumbered by a long ground lease.

This letter is asking for a 15-minute introductory meeting to walk through three things: (1) the space criteria in enough detail that the broker can run a first-cut against active off-market listings, (2) the capital and federal-grants posture in enough detail that the broker can speak credibly to a property owner, and (3) the off-market inventory invitation at the close of this letter, which is the paragraph brokers actually read first.

Two 15-minute windows are open for the week of August 3–7, 2026, either in-person at the Richmond office or by video:

• Tuesday, August 5, 2026 — 10:00 AM to 12:00 PM ET
• Thursday, August 7, 2026 — 2:00 PM to 4:00 PM ET

A reply with a preferred window, or a counter-window, sets the meeting; an absence of reply by end-of-day Friday, July 31, 2026 will trigger a same-week printed follow-up routed to the office’s Industrial / Flex contact. If the Richmond office’s Industrial / Flex coverage is currently the wrong first reader, please redirect internally — the right reader is whoever currently holds the FBC-corridor coverage line, regardless of title.

IronRoost is explicitly inviting off-market inventory to this process. If the Richmond or Charlottesville industrial book is currently holding a property for a specific principal that has not yet transacted, a property owner weighing whether to take a small-flex asset to the open market, or a landlord in the FBC corridor whose existing tenant has signaled an upcoming vacancy — that inventory is a first-look candidate, not a public-listing candidate. The introduction does not require the property owner to commit to the open market, and IronRoost treats the first look as a confidential principal conversation.

The capital posture, the federal-grants pipeline, and the converged 2,000–5,000 sq ft target are all in place to make that off-market introduction a one-call decision for the property owner: this is a tenant-or-buyer the broker does not have to pre-qual, and a tenant-or-buyer the property owner does not have to underwrite twice. Bringing off-market inventory forward to this introductory meeting is the highest-yield use of the broker’s time on this file.

Thank you for the time. A reply to ironroost-farms@polsia.app confirming the preferred 15-minute window — or a redirect to the right Industrial / Flex reader at the firm — closes the loop before the August 3–7 meeting week. The facility search tracker is staged to log any broker-introduced property as Tier-1 inventory, with a five-business-day tour commitment and an LOI turnaround inside two weeks of a first tour.