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The Charleston

A unique Build-to-Rent investment opportunity maximizing the returns on your investment while minimizing capital gains. 

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Investment Opportunity

  • 158 Unit Build to Rent Development

  • Fastest Growing County in Alabama since 2010

  • Construction Moratorium to limit new supply to the market - initiated and enforced right after project approval

  • End of 36 months Mezzanine Debt and Preferred Equity will be refinanced out of deal

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TheCharleston-Highlights

Investment Highlights

The financial returns from investing in The Charleston will differ depending on when you invest your dollars, with each phase providing a projected return on investment. Click here to view the investor returns by phase.

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The Story Behind the Opportunity

  • Looking at BTR projects in Southeast 

  • DR Horton recently developed BTR project in Foley one of the markets on our radar

  • Doubled down on Foley, we already had a relationship with the seller

  • Met with city officials and they loved our idea for a BTR development

  • Building moratorium in place that will limit further supply from being added to the market
     

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Facts about
Foley, AL

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  • Baldwin County (where Foley, AL is located) has been the fastest growing county in AL since 2010 (source: U.S. Census Bureau)

  • 52% growth in total assessed property values from 2012-2020

  • 69% of all assessed property value in Baldwin County is located within municipal limits

  • 55.2% of all assessed property value within municipal limits is located in Gulf Shores and Orange Beach.

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Unit Mix

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Gallery

Click to view an enlarged version of the image.

How to Invest

Although this investment opportunity is currently closed, we encourage you to subscribe to our weekly newsletter to stay informed about future opportunities. Want to understand if you qualify for an investment opportunity? Feel free to schedule a no obligation call or sit in on one of our webinars. Feel free to visit our Learn More page, Portfolio or view our blogs.

Proposed Capital Stack

The proposed capital stack requires minimum equity contribution from limited partners.

  • 6% senior debt up to 65% LTC

  • 15% mezzanine debt up to 85% LTC

  • 16-18% preferred equity up to 95% LTC

  • Preferred equity to collateralized

  • 5% GP equity contribution up to 100% LTC
     

Returns-on-Investment

The financial returns from investing in The Charleston will differ depending on when you invest your dollars, with each phase providing a projected return on investment.

Next Steps

The Charleston project is currently open to limited equity investment participation until the capital needs are met. Contact us to find out more information.

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FAQs

Here are the most common questions we receive around this opportunity. Don't see your question? Just send us a question below or schedule some time to chat.

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Question: Can I sell at any point or do I have to stay in this investment opportunity for 10 years? Answer: We have been able to provide early exits for our LPs in the past without any problem but we provide no guarantees. We recommend that when making your decision, you assume you will hold for the 10 year period.

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Question: How will you handle a dynamic environment where interest rates and labor / material pricing is always fluctuating? Answer: Fluctuating Interest rates are definitely something we’re keeping in mind and rate caps are a potential solution to the problem. We also make sure to have enough in interest reserves to handle increasing rates and plan on converting our floating rate construction loan to fixed rate agency debt upon stabilization. But the best solution for this is our relationship with our lenders and our ability to work with them to come to a solution that works for everyone. We don’t want to foreclose on the property and the bank does not want the headache of managing an unfinished development so I know that we will work together on a solution that benefits all. For labor and material pricing, we have a 15% $3M vertical construction contingency and we buy our materials and labor in bulk for better pricing.

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Question: Will there be refinances along the way? Answer: We do plan on refinancing out of the bridge debt for the horizontal infrastructure and may refinance additional investor capital out of the opportunity once we have stabilized the development. This way we return investor capital tax free before we hold until the 10 year period. We did not include refinances in our underwriting projections and do not recommend you take refinances into account when making your decision. Any decisions we make we will keep our passive investors’ best interests at heart.

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Question: Have you decided on an exit strategy? Answer: Our exit strategy is to hold the investment for 5 years. At this point we will either sell or in order to establish a Legacy as is our mission, buy out existing investors who no longer wish to hold to see the profitable cash flow and instead want a capital event, and hold for a longer period of time.

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Still have questions?

Your time is precious and you just have a brief question. Send us a message and we’ll get back to you with an answer.

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Disclaimer:

Investing involves risk, including loss of principal. Past performance does not guarantee or indicate future results. Any historical returns, expected returns, or probability projections may not reflect actual future performance. Any securities offered by Clive Capital  are not subject to the protections of the Investment Company Act.

While the data we use from third parties is believed to be reliable, we cannot ensure the accuracy or completeness of data provided by investors or other third parties. Neither Clive Capital nor any of its affiliates provide tax advice and do not represent in any manner that the outcomes described herein will result in any particular tax consequence.

 

Offers to sell, or solicitations of offers to buy, any security can only be made through official offering documents that contain important information about investment objectives, risks, fees and expenses. Prospective investors should consult with a tax or legal adviser before making any investment decision.

The SEC has not passed upon the merits of, or given its approval to any securities offered by Clive Capital, the terms of the offering, or the accuracy of completeness of any offering materials.  Any securities that are offered by Clive Capital are subject to legal restrictions on transfer and resale and investors should not assume they will be able to resell any securities offered by Clive Capital.

© 2024 by Clive Capital. All Rights Reserved.

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