Bonded Winery & Licenses — Fully Permitted, Ready to Operate 1,200 sqft bonded production building (220V) + 478 sqft attached office — purpose-built for small-lot artisan production Sonoma County Use Permit (UPE04-0020): up to 500 cases/year production Three active California ABC licenses transferring with the sale: — Type 02 Winegrower (wine production) — Type 17 Beer & Wine Wholesaler (wholesale distribution) — Type 20 Off-Sale Beer & Wine (direct retail/DTC) Transferring existing licenses takes ~60–90 days; applying from scratch for a Type 02 alone can take 4–6+ months with federal TTB bonding requirements — a concrete operational advantage for any buyer planning to produce immediately Vineyard — Lennox Vineyards 0.7 net acres of established Pinot Noir, planted 2001–2002 (last replant 2025); ~1,160 vines on 101-14 rootstock Four distinct clones across two blocks: 828 & 777 (Front7, 0.3 ac) and 667 & 115 (Back18, 0.4 ac) — four-clone diversity in under an acre is rare and valuable for blending complexity Goldridge sandy loam soil with 11% slope and excellent drainage — the same soil profile found in Sonoma's most acclaimed Pinot Noir vineyards VSP trellising, drip irrigation, no frost protection needed; vineyard managed by Martin Leon at $12,000/year Consistent yields: 3.1–4.6 tons/year (2022–2025); 2025 harvest = 4.55 tons delivered to Moshin Vineyards Active grape contract through 2026 harvest at $3,500/ton FOB — revenue in place for the first year of ownership Vineyard-designate wine produced under the "Lennox Vineyards" label by both Woodenhead Vintners and McIlroy Cellars; Woodenhead retail ~$56/bottle Infrastructure & Utilities 268-foot well producing 28.5 GPM (tested May 2026) — strong flow for both domestic use and vineyard irrigation Owned solar (30 SunPower panels, installed 2010, conveying with property); annual net PG&E cost ~$3,200/year for a 6,130 sqft home Two septic systems (house + winery — separate and independent); house septic inspected and passed May 2026 Gated entry with private road easements across all connecting parcels Main Residence 6,130 sqft single-family home (built 1990, expanded 2006) — substantial estate-caliber residence supporting full-time ownership and winery hospitality