1 / 9Rehab · Charlotte, NC
2912 Beatties Ford Development
Active conversations: Eric Sexauer (warm but timeline-concerned), Shawn George at Limitless Capital (institutional, asking 20–25% return — under review). Original pitch deck PDF is out in the wild with wrong numbers — need to reissue corrected version before next round of outreach. $200K soft-committed from existing relationships. Seth Bradley (seth@raise.law) needs to review structure before any subscription docs go out, especially if Limitless takes majority position.
- Asset type
- Multi Family
- Strategy
- Rehab
- Market
- Charlotte, NC
- Exit plan
- Sell
- Offering
- Standalone
About this deal
THE BEATTIES FORD COLLECTION A "Stealth Density" Infill Development in Charlotte's West End Corridor The Opportunity: We are raising $720,000 in preferred equity (with $200K already soft-committed; $520K open) to fund the equity tranche of a 17-unit ground-up residential development in Charlotte's rapidly appreciating 28216 zip code, just 5 minutes from Uptown. Senior debt is sized at $2.86M (63.7% LTV) through a construction bridge loan. The Entry Advantage: We are acquiring a fully entitled multi-parcel assemblage by strategically paying off the seller's distressed underlying debt for just $224,000 — a fraction of the entitled market value. This creates immediate Day 1 structural equity and de-risks the capital stack before ground is broken. The Project — "Modern Manor" Estates: Two Quadplexes and three Triplexes designed as high-end Modern Farmhouse single-family estates. 17 total units at approximately 1,500 SF each (25,500 SF total buildable). The Builder — Slate Building Group: Cornelius, NC. 15,000+ completed projects, 526 permitted projects in NC, BuildZoom score of 111 (top 4% statewide). Vertical construction price locked at $97/SF — $30+/SF below typical Charlotte infill of this quality. By The Numbers (Pro Forma Base Case): Target Sellout (ARV): $4,500,000 Total Project Costs: $3,581,220 Slate Vertical Cost (Locked): $97/SF × 25,500 SF = $2,473,500 Projected Gross Profit: $918,780 (20.4% margin) Senior Bridge Loan: $2,864,976 (63.7% LTV) Project Duration: ~18 months (540 days) Stress Test ($110/SF Cushion): Even at +13% above Slate's locked price, the project generates $587K gross profit with 5.4x coverage on the LP priority return. The Capital Offer — Preferred Equity: Total Raise: $720,000 ($200K committed / $520K remaining) Priority Return: 15% annualized Security: First-out priority from project net proceeds, ahead of developer (60%) and landowner (40% subordinated) splits Minimum Investment: $50,000 The Waterfall: LP capital is the first money out at exit. The landowner (Julisabar Holdings LLC) contributes the land in exchange for a 40% subordinated profit interest with no guaranteed return, effectively absorbing a portion of the cost of LP capital and protecting your exit.
