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Private Investment Opportunity · 2026

Acquire One Asset.
Unlock an Entire Portfolio.

8-Unit New Construction · Rexburg, Idaho · Adjacent to BYU-Idaho

$650KStrategic Capital
8%Preferred Return
40%Target Equity
30+Doors in Pipeline
Express Interest View Deal Structure
Investment Thesis
"One Acquisition. Multiple Future Opportunities."

This opportunity centers around a fully occupied, newly constructed 8-unit multifamily property near BYU-Idaho acquired through a favorable subject-to structure with below-market in-place rents and meaningful operational upside.

The business plan focuses on conservative rent stabilization, selective furnished/co-living optimization, strategic reserve protection, and refinance-based capital recovery.

More importantly, this acquisition establishes a direct relationship with the seller, creating access to a future pipeline of additional seller-financed multifamily properties.

This is not intended to be a one-off transaction — it is the foundation of a long-term portfolio growth strategy.

✓

100% Occupied at Acquisition

Existing operational income from day one. No initial lease-up required.

✓

Below-Market Rents — Built-In Upside

Current in-place rents remain below nearby comparable market rates, creating operational upside through stabilization.

✓

Intentionally Over-Capitalized

$200K+ reserve allocation designed to support operational flexibility, stabilization runway, and investor protection.

✓

New Construction — 2024 Build

Recently completed construction reduces deferred maintenance exposure and near-term capital expenditure risk.

✓

0% Seller Carry for 24 Months

Seller carry structure supports operational flexibility during the stabilization and refinance period.

✓

Portfolio Pipeline Unlocked

This acquisition establishes future opportunities to acquire additional seller-financed multifamily assets from the same ownership group.

The Property
Built new. Fully leased.
Priced for growth.
425 Harvard Ave main exterior
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Exterior view
Aerial view
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8Units (4 Twin Homes)
2 / 1Bed / Bath Each
915Sq Ft Per Unit
2024Year Built
100%Occupied
$2.25MPrior Appraisal

Location advantage: Walking distance to BYU-Idaho in a supply-constrained student housing market with consistent rental demand. The property consists of four newly constructed twin-home buildings with shared garages and modern finishes positioned within a stable long-term rental corridor.

Market Opportunity
Growing demand.
Constrained supply.

University Demand

Student Housing

BYU-Idaho continues to support long-term housing demand in the surrounding rental market, particularly for newer multifamily inventory near campus.

Demand Gap

Supply Constraint

Campus housing limitations continue pushing demand into nearby private-market rentals, supporting occupancy for well-located multifamily properties.

Furnished / Co-Living Potential

Operational Flexibility

Select unit conversions may support additional operational upside through furnished or co-living strategies commonly utilized in student-oriented rental markets.

Capital Structure
Clean debt. Lean raise.
Strong position.

The total capitalized structure is intentionally over-capitalized — not over-leveraged. A meaningful portion of investor capital is allocated toward reserves and operational runway to protect the investment from day one.

Assumed Mortgage (Subject-To)$1,180,000
Existing in-place financing assumed through subject-to acquisition structure.
Seller Carry (2nd Position Note)$400,000
Seller carry structured to support operational flexibility during stabilization and refinance.
Strategic Capital$650,000
Preferred return structure with long-term equity participation.
Seller Cash at Close
$400,000
Reserve Account
~$200,000
Acquisition Fees
$50,000
Closing + Legal Costs
Seller Credit Applied to Closing Costs
Purchase Price
$1,900,000
Prior Appraisal (Oct 2025)
$2,250,000
Existing Mortgage (SubTo)Assumed — no new qualification
$1,180,000
Seller Carry Note0% interest · First 24 months
$400,000
Strategic Capital Raise
$650,000
Acquisition Basis Below Prior AppraisalAcquisition basis remains below prior third-party appraisal.
−$350,000

"We are not over-leveraged — we are intentionally over-capitalized for stabilization and investor protection. The structure was designed around long-term stability and capital preservation rather than maximizing leverage."

Value-Add Strategy
Three phases.
Each one de-risks the next.
01
Months 1–3

Stabilize & Optimize

Focus on operational stabilization, lease renewals toward market rates, and reserve-backed flexibility during the initial ownership period.

Current rents~$1,460/unit
Target rents$1,600–$1,650/unit
Projected Rent Increase+$150–$200/mo
02
Months 3–9

Furnished / Flexible Rental Strategy

Select unit conversions may support additional operational upside through furnished or flexible rental strategies commonly utilized in student-oriented housing markets.

Illustrative Furnished Rental Range$900–$1,000/room
Potential Revenue Optimization$1,900–$2,500/unit
03
Months 12–18

Stabilization & Refinance Strategy

Following operational stabilization and NOI growth, the business plan targets a refinance event designed to improve financing structure, strategically reduce investor exposure, and preserve long-term equity participation.

Refi LTV target70–75%
Investor PositioningStrategic capital recovery + continued equity participation
$11,710
Current Monthly Revenue
Mid-$14K
Illustrative Stabilized Revenue Target
$116,465
Actual Current Annual NOI
Financial Overview
Where the money
comes from. And goes.

Income & Expense Summary

Line ItemAnnual
Gross Scheduled Rent (Current Annualized)$140,520
Property Taxes$14,264
Insurance$3,128
Utilities (W/S/G + Internet)$6,663
Net Operating Income (Actual)$116,465
Projected Stabilized NOI$100K–$150K+

Current Rent Roll Snapshot

Unit TypeUnitsCurrent Avg RentMarket Rent Target
2 Bed / 1 Bath8~$1,464/unit~$1,600–$1,650/unit

Current in-place rents remain below nearby comparable new-construction inventory, supporting operational upside through future lease renewals and stabilization.

Projected Metrics Comparison

MetricAt AcquisitionOperational Target
Gross Monthly Rents$11,710Operational optimization target
Monthly Debt Service$7,600$7,600
Investor Pref. Return8% / $52K yr8% / $52K yr

Refinance Strategy (12–18 Mo)

Step 1 — Operational Stabilization
Business plan focuses on lease optimization, reserve-backed execution, and disciplined operational management.
Step 2 — NOI Growth
Incremental rent stabilization and operational improvements support long-term financing optimization.
Step 3 — Refinance Strategy
Following stabilization, the property may be refinanced into longer-term financing designed to improve overall capital structure and reduce investor exposure.
Step 4 — Strategic Capital Recovery
Refinance proceeds may be utilized to strategically return investor capital while preserving long-term equity participation and future upside.
Investor Returns
What you earn.
What you own. What you get back.
%

Preferred Return

8% Annual

$52,000 per year on $650K invested. Accrues from date of funding. Paid as a priority distribution before any operator profit share. Quarterly target once the property is stabilized.

=

Equity Participation

40%

Meaningful long-term participation in future asset appreciation and equity growth. The investment structure prioritizes preferred return distributions, strategic capital recovery through refinance, and continued long-term equity participation. Final terms documented in the operating agreement.

↩

Capital Return at Refi

Strategic Recovery

Refinance strategy designed to return a substantial portion of invested capital while preserving long-term equity participation and future upside exposure. A second refinance event targets continued capital recovery as NOI grows.

→

Long-Term Equity Participation

Long-Term Upside

After substantial capital return through refinance, investors continue participating in long-term equity upside and future appreciation. Operators retain the option to facilitate a future equity buyout based on market valuation at that time, creating multiple potential exit pathways while preserving alignment long term.

Investor Journey — From Funding to Full Return
01
Fund & Close

$650K deployed into acquisition, reserves, and stabilization capital. Preferred return begins accruing from funding date. Property is already fully occupied and generating operational income.

02
Stabilize (0–12 mo)

Rents optimized toward market rates. Select furnished/co-living conversions completed. NOI growth targeted while reserves provide strategic runway and downside protection.

03
Refinance (12–18 mo)

Preferred return distributions prioritized. Refinance strategy designed to return a substantial portion of invested capital while preserving long-term equity participation and future upside exposure.

04
Capital Recovery + Long-Term Upside

Future refinance or buyout events may provide additional pathways for strategic capital recovery while preserving long-term participation in asset appreciation and future acquisition opportunities.

Investor Protection
Every variable
has a backstop.
✓

$200K Reserve Account — Funded at Close

Covers all mortgage payments for 18+ months regardless of vacancy. Structured reserves are intended to support payment continuity during stabilization. Fully funded before keys are handed over.

✓

100% Occupied at Acquisition

Existing operational income from day one. No rent-up risk. No vacancy assumptions needed. The property is already performing before you write a check.

✓

Assumable Mortgage — No New Qualification Risk

Existing $1.18M loan assumed via subject-to structure. No rate risk. No new bank approval needed. Existing financing already in place through the acquisition structure.

✓

0% Seller Carry — Paid at Refi, Not from Operations

The $400K seller second is deferred at zero interest for 24 months and retired at refinance from loan proceeds — not from cash flow.

✓

New Construction Asset — Minimal Capex Risk

2024-built property means no deferred maintenance, no aging systems, no surprise capital calls. Everything is warrantied and new.

✓

Acquisition Below Appraised Value

Purchasing at $1.9M with a prior appraisal of $2.25M. Built-in acquisition basis cushion of ~$350K provides meaningful downside protection from day one.

The Bigger Picture
This is the door.
Not the destination.
30+

Closing on 425 Harvard Ave establishes a strategic relationship within a broader portfolio of potential future multifamily acquisition opportunities in the Rexburg market.

The seller currently owns multiple additional properties in the area, many believed to be free-and-clear based on public records and market research. While future acquisitions are not guaranteed, the relationship may create additional off-market opportunities over time following a successful initial transaction.

Any future portfolio expansion should be viewed as supplemental strategic upside — not as underwriting required to support the current acquisition.

Property
Est. Value
Est. Monthly Gross
Strategic Notes
264 S 3rd W, Rexburg
Multi-Family
$349,000
$2,000–$2,300/mo
Multi-unit zoning · operational rent optimization potential
268 S 3rd W, Rexburg
Multi-Family
$342,200
$1,300+/mo
High-yield potential via management stabilization
21 S 3rd W, Rexburg
SFR / Convert
$375,000
$1,500–$1,850/mo
Large footprint · flexible student-oriented rental potential
301 S 4th W, Rexburg
SFR / Convert
$345,131
$1,600–$1,900/mo
High-demand location near university campus
359 W 3rd S, Rexburg
Single Family
$301,900
$1,400–$1,750/mo
Stable asset · portfolio diversification potential
347 W 3rd S, Rexburg
SFR / Potential
$315,000
$1,650–$1,850/mo
Long-term strategic redevelopment potential
Total Pipeline Est. Value
~$2,028,231
30+ additional doors
Primarily free-and-clear ownership based on public records with potential future seller-financing opportunities.

"Acquire one asset. Unlock an entire portfolio."

The Operators
Strategic. Aligned.
Capital-Focused.

Adam Breiling

Acquisitions & Investor Relations

Focused on creative acquisition structuring, investor relations, and value-add multifamily strategy. Leads relationship development, deal sourcing, and capital communication for the acquisition team with a strong emphasis on conservative structuring and long-term portfolio growth.

Jared Wright

Operations & Financial Coordination

Entrepreneur and business operator with a strong background in operational management, execution, and financial coordination. Brings disciplined operational oversight and long-term strategic alignment to the partnership. Oversees operational execution and financial coordination for the acquisition.

The Seller

Relationship-Driven Transaction Structure

The seller has communicated directly — and through representation — alignment with the relationship-driven structure and long-term vision for the property. The seller has already agreed to absorb the broker fee and provide a seller credit at closing, reflecting a well-aligned transaction structure.

Acquiring Entity
425 Harvard Ave Rexburg LLC
Principal Sponsors
Adam Breiling · Jared Wright
Structure
JV / Limited Partnership
Target Closing Timeline
Q2 2026
Investor FAQ
Common questions,
answered directly.
Why does the total capital stack exceed the purchase price? ▾
This is intentional and is one of the strongest aspects of the deal. A portion of investor capital is allocated not toward the purchase price, but toward a fully-funded $200K+ reserve account, acquisition fees, and operational runway. We are buying time to execute without pressure — not using every dollar for the down payment and hoping the property performs. This reserve-focused capitalization approach is commonly utilized in multifamily acquisitions prioritizing stabilization, operational flexibility, and capital preservation.
What happens if the refinance doesn't happen at 12–18 months? ▾
The reserve account covers mortgage payments for 18+ months from day one, so the structure is not dependent upon a specific refinance deadline. The preferred return continues to accrue. If the refi takes 24–30 months instead, the property will have had more time to stabilize NOI, which actually strengthens the refinance position. The structure does not require a specific refi date to remain viable.
What is Subject-To financing and what risk does it carry? ▾
Subject-To (SubTo) means we take ownership of the property while the existing mortgage remains in the seller's name. We make the monthly payments and hold title. The primary risk is the "due on sale" clause in the original mortgage. We mitigate this by maintaining pristine payment history and moving to conventional refinancing within 12–18 months. This is a widely utilized creative financing structure within real estate investing.
How is the preferred return structured and when do I receive it? ▾
The preferred return accrues at 8% annually from the date of funding. During the stabilization period it may accrue rather than be paid monthly, depending on cash flow. At refinance, accrued preferred return is prioritized within the refinance distribution structure — before any operator profit split. After stabilization, quarterly distributions are targeted from operating cash flow.
What are the risks I should understand before committing? ▾

As with any real estate investment, there are risks involved. Our focus from day one has been structuring this opportunity conservatively — with reserves, operational runway, and multiple exit strategies already built into the business plan.

Key Considerations

Subject-To Loan Risk
The existing loan is being acquired subject-to. The business plan is intentionally centered around stabilizing and refinancing within approximately 12–18 months, intended to reduce long-term exposure through stabilization and refinancing.
Rental Stabilization Risk
Projected upside from furnished and co-living units is considered supplemental — not required for baseline operational viability. The property is fully occupied with existing rental income already in place.
Market Risk
Rexburg benefits from consistent housing demand driven by BYU-Idaho and long-term population growth. While all markets fluctuate, the area has historically maintained strong rental demand relative to its size.
Refinance / Appraisal Risk
If refinance timing or valuation takes longer than anticipated, the structure includes substantial reserve capital and operational runway designed specifically to continue servicing the property while stabilization continues.

Rather than maximizing leverage, this investment was intentionally structured around capital preservation, reserve strength, and long-term operational stability.

All projections and timelines are estimates only and not guarantees. Investors should consult their own legal and financial advisors prior to making any investment decision.

425 Harvard Ave
$650,000
Capital Investment
8%
Preferred Return
40%
Equity Participation
30+
Pipeline Doors
100%
Occupied Day One
Seeking one aligned capital partner.
Seeking a strategic relationship built around long-term alignment and shared upside.
425 Harvard Ave · Rexburg, Idaho · 8-Unit New Construction Multifamily · Q2 2026 Close
Strategic Partnership

Structured for one aligned capital partner.

Capital Investment
$650,000
Preferred Return
8% Annual
Equity Participation
40%
Target Close
Q2 2026

What You're Investing In

→Fully occupied, 2024-built 8-unit multifamily — day-one operational income, no initial lease-up required
→Purchased below appraised value with $200K reserves fully funded at close — built-in acquisition basis protection
→Refinance-based capital recovery targeted within 12–18 months — targeted capital recovery while retaining long-term equity participation
→30+ door potential pipeline — this initial acquisition may create future access to additional seller-owned Rexburg properties

⏱ Where Things Stand

We are actively reviewing aligned capital partners as the acquisition moves toward closing. This is a single-partner raise — one relationship, one clean structure. Complete the form and we will be in touch within 24 hours.

Complete the form to the right, and we'll be in touch within 24 hours to schedule a call, answer every question, and walk through the full deal package.

Your Acquisition Team
AB
Adam Breiling
Acquisitions & Investor Relations
JW
Jared Wright
Operations & Financial Coordination

Co-sponsor · Operational execution and financial coordination for the acquisition team. For investor inquiries, please contact Adam directly or complete the form below.

For the best response time, please complete the investor inquiry form before reaching out directly. Text message introductions are welcomed — calls can then be scheduled at a mutually convenient time.

Investor Expression of Interest

Takes 2 minutes · No commitment required · NDA available upon request

Submitting this form expresses interest only and does not create any investment commitment or obligation. Additional information may be provided following initial discussions. This opportunity is being presented privately through relationship-based discussions and is not a public offering.

🎉
Thank you for your interest!

We've received your inquiry and will be in touch within 24 hours to schedule a call and discuss next steps.

— Adam Breiling · Capital Edge Venture Partners

Important Disclosures: All projections, refinance assumptions, appreciation assumptions, and return scenarios presented on this page are estimates only and are not guaranteed. Past performance is not indicative of future results. This is not an offer to sell securities. Investment in real estate involves significant risk, including loss of principal. Prospective investors should consult qualified legal, tax, and financial professionals before making any investment decision. Investor participation will be structured in compliance with all applicable securities, legal, and real estate regulations. Full deal documentation including financials, operating agreement, and rent roll available upon execution of a non-disclosure agreement.