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Real Success: How Investors are Winning with Syndications & Funds

Chris Price


Investing in real estate can seem daunting at first, especially if you’ve never ventured into syndications or funds. While theoretical knowledge is essential, seeing real-world examples of success stories can provide invaluable insight into the potential of these investment strategies. Below, we delve into three case studies that illustrate how investors have achieved remarkable outcomes through syndications and fund-of-funds strategies, as well as the occasional challenges that arise.


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Case Study 1: Dogwood Trace


Overview

  • Location: Memphis, TN

  • Asset Type: 168-unit garden-style, low-rise apartment community

  • Acquisition Price: $4.16M

  • Acquisition Date: April 2018


Strategy


A value-add strategy was implemented with the following key focuses:


1. Property Enhancements: Improvements were made to the physical property, including interior unit renovations, common area upgrades, and enhanced curb appeal.


2. Lease-Up Initiatives: Efforts were concentrated on filling vacancies and stabilizing occupancy levels.


3. Market-Consistent Rent Increases: Rents were adjusted to align with the competitive market while maintaining affordability.


Results


  • Hold Period: 48 months (4 years)

  • Average Annual Return (AAR): 97%

  • Internal Rate of Return (IRR): 43%

  • Equity Multiple: 4.00X


Investor Outcome: A $100,000 investment returned $400,000 (including the principal) in just four years, showcasing the transformative potential of a well-executed value-add strategy.


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Case Study 2: Marketplace Square


Overview


  • Location: Atlanta, GA

  • Asset Type: 152-unit garden-style apartment community

  • Acquisition Price: $9M

  • Acquisition Date: April 2019

  • Sale Price: $13.65M

  • Sale Date: May 2021


Strategy


This investment capitalized on Atlanta’s rapidly growing market by:


1. Targeted Renovations: Modest improvements focused on unit interiors and common spaces.


2. Strategic Exit Timing: The property was sold after 25 months, taking advantage of favorable market conditions and rising demand.


Results


  • Hold Period: 25 months (a little over 2 years)

  • Average Annual Return (AAR): 26%

  • Equity Multiple: 1.50X


Investor Outcome: A $100,000 investment grew to $250,000 (including the principal) in just over two years. This case demonstrates how shorter hold periods can deliver strong returns when market conditions align.


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Case Study 3: Villas at the Curve / Eagle Landing


Overview


  • Location: Montgomery, AL

  • Asset Type: 391-unit garden-style apartment community

  • Acquisition Price: $16.75M

  • Acquisition Date: January 2017

  • Sale Price: $30M

  • Sale Date: June 2023


Strategy


The initial plan was to:


1. Implement a value-add strategy similar to Dogwood Trace and Marketplace Square.

2. Leverage Montgomery’s growth potential.


Challenges


Despite initial optimism, unforeseen market and operational challenges affected performance:


  • A stagnant rental market limited the potential for rent increases.

  • Higher-than-expected renovation costs impacted profitability.

  • External economic factors constrained the asset’s appreciation.


Results


  • Hold Period: 41 months

  • Average Annual Return (AAR): 0%

  • Internal Rate of Return (IRR): 0%

  • Equity Multiple: 1.00X


Investor Outcome: Investors received their initial principal back but no additional returns. This case highlights the importance of due diligence, risk mitigation, and flexibility in investment strategies.


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Key Takeaways


These case studies illustrate the diversity and potential of real estate syndications and funds.


Here are some key lessons:


1. The Power of Value-Add Strategies: Thoughtful renovations and strategic property management can significantly enhance asset value, as seen in Dogwood Trace and Marketplace Square.


2. Market Timing Matters: Choosing the right time to enter and exit a market can drastically affect returns, as demonstrated by Marketplace Square.


3. Challenges are Part of Investing: Not all deals achieve stellar results. The Villas at the Curve / Eagle Landing case serves as a reminder that even with careful planning, external factors can impact performance.


4. Diversification is Key: Investing across different markets and asset types can help spread risk and capitalize on various opportunities.


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What’s Next?


When considering syndications or funds for your portfolio, it’s crucial to:


  • Understand the investment’s risk-return profile.

  • Align opportunities with your financial goals.

  • Partner with experienced sponsors who have a proven track record.


To learn more about these strategies and explore opportunities to diversify your portfolio, join our Free Investor Club and connect with like-minded investors. Together, we can help you boost your capital and achieve your financial goals.


Stay tuned for our next post, where we’ll dive into the critical factors to consider when choosing the right investment for your portfolio.

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