Active Placements
Current Investment Opportunities
The following placements are available exclusively to accredited investors. All metrics shown represent targets and projections — not guarantees. Full Offering Memoranda are available upon execution of a Non-Disclosure Agreement.
Featured Placement
Cascades at Marden
Apopka, Florida — Orlando MSA Ground-Up Development
Asset Overview
Asset Class
Class-A 55+ Active Adult
Location
Apopka, FL (Orlando MSA)
Total Units
362 Units
Year Built
Ground-Up (Q1 2026 Close)
Business Plan
Ground-Up Dev → Stabilize → Refinance → Exit
Offering Type
Reg D 506(c)
Target Return Profile
Minimum Investment
$100,000
Target Hold Period
~5 Years
Total LP Raise
$6,500,000
LP Equity Ownership
32.5%
Target Net Equity Multiple
4.2×
Target Net IRR
33%
Return Calculator
Project Your Returns
See how your capital scales under the Cascades at Marden underwriting. Adjust the investment amount below or select a quick preset.
Quick Presets
Projected Returns (5-Year Hold)
Total Projected Return
$420,000
Net Profit
$320,000
Equity Multiple
4.2x
Target Net IRR
33%
Avg Annual Return
~64%
Waterfall Structure: LPs receive 100% of return of capital before GP distributions begin.
Review Proforma in PortalExit Cap Rate Sensitivity Analysis
| Scenario | Exit Cap Rate | Avg Annual Return | Equity Multiple | Target IRR |
|---|---|---|---|---|
| Bull Case | 5.0% | 102% | 6.1x | 43% |
| Upside Scenario | 5.5% | 81% | 5.1x | 38% |
| Base Case Underwritten | 6.0% | 64% | 4.2x | 33% |
Value-Add Strategy
Five-point operational and de-risking strategy.
Structural De-risking
Meritage Homes funds the horizontal phase entirely ($13.8M) before LP capital is called. The highest-risk construction phase is backstopped by a public homebuilder (NYSE: MTH).
Proven Execution Partners
Kaufman Lynn (GC with $1B+ bonding, SE Contractor of the Year), Colonial Oaks (Property Manager since 1977 with 95%+ occupancy), and Meritage are independent contractually-accountable operators.
Genuine Market Demand
Zero Class-A 55+ competition in Apopka. 1,746 qualified households within 5 miles. Supported by the structural tailwind of 10,000 Boomers turning 65 every day.
Conservative Base Case
The 6.0% exit cap rate is the most conservative scenario modeled. Current Orlando Class-A cap rates are 4.9%–5.1%, assuming meaningful cap rate expansion.
Institutional-Grade Materials & Fee Structure
Acquisition fee 3% of land, property management 3.5%, asset management 1%. Zero disposition fee. Zero refinance fee. All returns are net of fees.
Offering Memorandum & Proforma Available
Full legal documents, waterfall model, and wire instructions distributed via Cash Flow Portal.
How to Participate
The investor onboarding process.
Submit Inquiry
Complete the investor inquiry form indicating your investment profile, accreditation status, and interest level.
Introductory Call
Our IR team schedules a brief call to answer questions and confirm accreditation and fit with our investor profile.
Execute NDA
Upon mutual interest, a standard NDA is executed to release the full Offering Memorandum and financial model.
Review & Due Diligence
Investors review full diligence materials and may schedule follow-up calls with our acquisitions team.
Subscription & Funding
Qualified investors execute subscription agreements and fund capital prior to the offering close date.
Important Disclosures
All investments involve risk, including the potential loss of principal. Target returns, equity multiples, and internal rates of return shown are projections based on management assumptions and are not guaranteed. Past performance is not indicative of future results. Investments offered by StoneBrook Investment Partners are available only to individuals and entities that qualify as "accredited investors" as defined in Rule 501 of Regulation D under the Securities Act of 1933. This material does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any offer is made solely by means of a Private Placement Memorandum. Prospective investors should review the full offering documents, including all risk factors, prior to making any investment decision. StoneBrook Investment Partners recommends that all prospective investors consult with their own legal, tax, and financial advisors before investing.