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  • Writer's pictureDan Thomas

Syndication Case Study #1 - Haven on the Rail (Phoenix, AZ)

Updated: May 29, 2022

If you’ve decided that incorporating real estate into your investment portfolio is a no-brainer and realize that you don’t have the time or desire to be an active investor (another great choice!), then investing in a no-hassle, hands-off, Real Estate Syndication is the best option. These investments enable multiple participants to pool capital together to purchase a real estate property that delivers passive income and appreciation to the investor.


Limitless Investing believes strongly in transparency, which is why we publish case studies for all of our investments once they have exited (sold or refinanced) and the investment outcomes have been finalized. The case study today will be focused on Haven on the Rail in Phoenix, Arizona.


Property Details:

  • Location: Phoenix, AZ

  • Type: two-story, garden style, multi-family apartment complex

  • Class: B

  • Year Built: 1964 (phase 1) and 1985 (phase 2)

  • Rental Units: 94

  • Purchase Price: $10.6M

  • Renovation Budget: $3M

  • Investor Capital: $4.2M

  • Loan Amount: $9.4M

  • Closing Date: October, 2019


Investment Strategy:

  • Overall Business Plan: Increase rental income by $400 per unit, per month through significant value-add improvements

  • Exterior Value-Add:

    • Rebrand and refresh exterior of the building

    • Build new fitness center and business office

    • Modernize common areas such as the pool and BBQ area

  • Interior Value-Add:

    • Fully modernize every unit with granite, new cabinets and stainless steel appliances

    • Install washer/dryers in every unit

  • Investment Funded: October, 2019


Why We Invested (based on 2019 data):

  • Market: Phoenix is one of our favorite areas to invest (as detailed in our recent blog) and has been for the last few years based on numerous key real estate drivers

  • Population Growth: Phoenix's population recorded the 2nd greatest population growth of any large city

  • Rental Price Increases: rental prices in Phoenix increased 9.5% from Q1 2018 to Q1 2019

  • Personal Income Growth: Arizona ranked #3 in Economic Momentum due to strong job and personal income growth

  • Business Plan: solid and conservative projections given the significant value-add opportunities to increase monthly, per unit rent from $760 to $1,180

  • Sponsor Team: Experienced team with proven track record of executing on similar business plans


Investment Results:

Metric

Projected

Actual

Variance

15%

50%

+35%

20%

46%

+26%

Hold Period

60 Months

22 Months

-38 Months

2X

2X

-

  • Additional Details: full press release can be found here

Before Value-Add Improvements:


After Value-Add Improvements:


Interested in Learning More?


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