Our investment thesis

Discover the markets we target and the fundamentals that guide every acquisition.

We target Class C to B– properties in the markets below. Our criteria is driven by fundamentals like job growth, population trends, unemployment rates, and supply-demand dynamics.

Markets We Focus On:

North Carolina (NC)

Primary target counties include Mecklenburg, Guilford, Gaston, and Catawba; among others.

South Carolina (SC)

Focus areas include Greenville, Richland, and York counties, along with select surrounding markets.

Georgia (GA)

Key targets include DeKalb, Gwinnett, and Fulton counties.

Projected Returns (80% LP / 20% GP Split)

Investment: $100,000 | 4-Year Hold Period
Preferred Return: 7% = Annual Cash Flow: $7,000 = Total Cash Flow: $28,000
Profit at Exit: ~$80,000 (Equity Based on Stabilized Value)
Total Return: $108,000 = Total Payout: $208,000 (Includes Initial Investment)
Equity Multiple: ~2.08x
IRR: ~18-20%

sample Deal Analysis.

Educational use only. Structures may vary by deal.

Market

Charlotte MSA

Property Type

72-Unit Multifamily | (15) 1-Bdrm & (57) 2-Bdrm | 70% Occupied

Purchase Price

$6,823,247 | $94,767 Per Unit

Strategy

Value-Add Renovations:

Interior upgrades to units, including new flooring, appliances, & modern finishes.
Exterior improvements such as fresh paint, new signage, and curb appeal enhancements.
Increase Avg Rents from $1,200 to $1,400 (Conservative)
~$11,000 per unit renovation CapEx.

Operational Improvements:

Expected Outcome

Total Project Cost: $7,615,247 (Purchase Price + CapEx)
4-Year Hold Period
Cap Rate at Aquisition: ~5.85%
Terminal Cap Rate: 5.7%
Operating Expense Ratio: 45%
Annual Cash Flow: $618,710 (Stabilized - 93% Occupancy)
Stabilized Value: $10,847,543 (5.7% cap)

Portfolio Strategy