Investor & lender story
The Pitch
The deal in five steps, computed live from the current scenario — every number here traces back to the Assumptions page.
The deal
6 flex industrial buildings totaling 108,000 SF, built in 3 phases. A hybrid strategy: sell 1 of the 6 buildings at completion to return investor capital fast, lease the rest NNN — including Highland Vans as anchor tenant at market rent — for recurring income and a long-term exit.
Total project cost
Total program
Stabilized NOI
Total value created
The ask — Phase 1
Phase 1 builds Building A. It also buys all the land, carrying the full land basis for the whole project — which depresses its standalone margin by design; later phases ride on land already paid for.
Equity check
Construction loan
DSCR
Annual cash flow
How investors get their money back
Selling 1 of the 6 buildings nets $3,384,000 — more than the entire $2,463,737 equity requirement. Investors are fully repaid from sales alone, then keep the upside on the leased 90,000 SF.
Net sale proceeds
Equity returned via sales
Sale profit
Returns at full buildout
Development margin
Yield on cost
Development profit
Annual cash flow
Long-term, per the Portfolio strategy (sell 1 in year 1, hold 5 for 10 years): $19,326,043 of total profit (8.8x on invested equity) from escalating NNN cash flow plus the exit.
Risk, priced
Breakeven occupancy
DSCR
Contingency in budget