Bayside Park
Hancock County, MS
Build-to-sell project of 30 homes per cycle with high asset security: the investor's LLC holds the land deeds directly until repurchase. Highly optimized cash flow with waves of 5 houses.
Live Construction Site
Bayside Park, Mississippi, USA
US$ 450.000
Land + Equity Social
US$ 645.000
US$ 195k net profit
~49% a.a.
MOIC 1,43x
16 Months
Or permanent income
Dual-Entity Investment Concept
A secure and highly structured vehicle that splits capital between asset-backed physical land and project equity.
1. Investor's LLC
Holds the deeds to the 30 land lots at Bayside Park. As construction on a house starts, the Developer purchases the deed back at US$ 6,500 (bought at US$ 5,000, creating an immediate US$ 1,500 profit per lot). This guarantees high physical security for Phase 1.
2. Development LLC
Bayside Construction and Development, LLC. Responsible for purchasing the land, obtaining the construction financing (non-recourse to the investor), building the houses, and executing sales. Issues a 20% equity share to the Investor's LLC in exchange for US$ 300,000.
Project Timeline & Cash Milestones
Click on each step below to inspect cash flows and operational milestones across the 16-month cycle.
Month 0: Initial Setup
Investor invests US$ 450,000. US$ 150,000 acquires 30 lot deeds in the Investor's own LLC name. US$ 300,000 goes to the Development LLC for 20% equity.
Project Economics & Cash Flow
Track the exit scenario return cycle month-by-month. Early cash inflows from lot repurchases optimize the XIRR to an estimated ~49% p.a.
Cumulative Return Projection (US$)
* Note: Realized returns are subject to construction loan approval and individual waves timeline. MOIC 1.43x is project locked; XIRR varies with sales pace.
Estimated IRR
~49% a.a.
Target MOIC
1,43x
Land Acquisition (150K) + Equity Social (300K)
-US$ 450.000
Cum: -US$ 450.000
Repurchase of 5 lots (start of wave 1)
+US$ 32.500
Cum: -US$ 417.500
Repurchase of 5 lots (start of wave 2)
+US$ 32.500
Cum: -US$ 385.000
Repurchase of 5 lots (start of wave 3)
+US$ 32.500
Cum: -US$ 352.500
Repurchase of 5 lots (start of wave 4)
+US$ 32.500
Cum: -US$ 320.000
Repurchase of 5 lots + Profit distribution
+US$ 52.500
Cum: -US$ 267.500
Repurchase of 5 lots + Profit distribution
+US$ 57.500
Cum: -US$ 210.000
Equity 1st tranche (100K) + Profit distribution
+US$ 125.000
Cum: -US$ 85.000
Equity 2nd tranche (100K) + Profit distribution
+US$ 125.000
Cum: +US$ 40.000
Equity 3rd tranche (100K) + Final distribution
+US$ 155.000
Cum: +US$ 195.000
Two Strategic Exit Paths
At the end of the 16-month cycle, you choose: exit completely with capital repurchased at par, or roll over into a high-yield permanent income stream.
16-Month Capital Liquidation
Exercise your option to sell the 20% equity back to the Developer. The company repurchases your equity at par (US$ 300,000) in 3 tranches. Your land capital (US$ 150,000) is already fully returned during construction.
- US$ 195,000 net profit per cycle
- MOIC 1.43x / XIRR ~49% p.a.
- 3 installments of US$ 100,000 (Months 12, 13, 16)
- All accounts fully liquidated by Month 16
Multi-Cycle Returns Simulator
Simulate returns when choosing Scenario B (Permanence) across multiple consecutive build-to-sell construction cycles.
Governance & Risk Protections
A robust corporate governance structure designed to protect minority partners, combined with full transparency regarding project risks.
Information Rights
Monthly construction updates, quarterly financial statements, annual project audits, and K-1 delivery by March 15.
Board Observer
Right to participate as an observer in strategic and operational board meetings, with full access to project documents.
Material Veto Rights
Dilution protection below 20%, veto on company sales, unauthorized senior debt, and related party transactions > US$ 50,000.
Tag-Along / Drag-Along
Pro-rata participation rights in the event of a company buyout or strategic acquisition by a larger developer.
Right of First Refusal
Right of first offer on subsequent equity issuances to maintain the 20% ownership stake pro-rata.
Segregated Account
Funds are deposited and managed through a project-specific segregated bank account separate from sponsor general accounts.
Risk Factors & Mitigation
Strategic real estate development is subject to business risks. We maintain full transparency so that potential partners can evaluate the project with their legal and tax advisors.