362-unit Class-A 55+ Active Adult ground-up development in Apopka, Florida (Orlando MSA). Presented by John Hidalgo, General Partner.
Everything an informed LP needs to decide with clarity — not urgency.
Why Apopka, why 55+ Active Adult, why now. The demographic convergence, the supply gap, and why this site positions for first-mover advantage with zero Class-A competition in the market.
Ground-up development: land close, Meritage Homes funds horizontal work, Kaufman Lynn builds vertical, Colonial Oaks manages lease-up, refinance at stabilization, exit in Year 5.
Base case 4.2x equity multiple, 33% IRR, ~65% average annual return over 5 years. Full sensitivity table across exit cap rates. Use the calculator to model your specific check size.
Trinity Development Partners brings 70+ combined years. Kaufman Lynn at $1B+ bonding. Colonial Oaks with 95%+ occupancy across 9 communities since 1977. Independent operators reduce single-point-of-failure risk.
Construction, interest rate, lease-up, refinance, liquidity — all eight major risk categories addressed with honest context, team mitigation, and specific due diligence questions to ask.
Review documents in the Resource Vault, model your return in the calculator, ask your questions, and schedule a call with John when you're ready to move forward.
Structural tailwinds, market positioning, and execution infrastructure that de-risk at every layer.
10,000 Boomers turn 65 every day through 2030. This demographic wave is structural, not cyclical. The demand for quality 55+ rental housing has no precedent in U.S. housing history and will intensify for the next decade.
10K/day through 2030560,000 new senior housing units needed by 2030. Only 191,000 projected at current development rates. Apopka has zero existing Class-A 55+ rental competition — making Cascades the first and only institutional-quality option in the market.
369K-unit national gapAmericans 55+ control 70% of U.S. household wealth. Apopka's median household income is $95,703 with 3.1% unemployment. 1,746 senior households with $75K+ income live within 5 miles of the site — all underserved.
$95,703 median HHI21% population growth since 2020. The $1.2B Wyld Oaks mixed-use development sits adjacent to the site. 5M+ sqft of industrial, commercial, and mixed-use under construction in Apopka and NW Orange County.
21% pop growth since 2020Meritage Homes (NYSE: MTH) funds $13.8M of horizontal site work and purchases 184 lots for $6.4M — removing the riskiest phase of development from LP exposure. LP capital enters when vertical construction is ready to begin.
Meritage funds horizontalIn markets with no existing competition, the first institutional-quality operator sets the rent benchmark, captures the demand queue, and establishes the brand before any competition can break ground.
Zero Class-A competitionReady to talk numbers?
Schedule a Call with John →Key facts, terms, and contacts in one place.
Review all materials before investing. Never commit capital without reading the PPM and Operating Agreement.
The full investment presentation covering market thesis, deal structure, team bios, financial projections, and the complete business plan from ground-up through exit.
Download Deck →Detailed financial model including construction budget, operating assumptions, debt service schedule, sensitivity analysis, and LP/GP return waterfall across multiple exit scenarios.
Access in Portal →The legally required disclosure document for this 506(c) offering. Read it in full. Have your attorney review it. It contains material risks and terms that govern your investment.
Access in Portal →Governs LP and GP rights, distribution waterfall, transfer provisions, voting rights, and all legal terms of the investment structure. Do not invest without reading this document.
Access in Portal →Secure wire instructions are provided through the Cash Flow Portal only. Never wire funds based on email instructions alone. Always call the GP to verbally verify before initiating any transfer.
Access in Portal →Create your investor account, access all offering documents, complete subscription documents, and manage your investment. All documents, signatures, and communications in one secure place.
Access the Portal →LPs provide equity. The GP team, sponsor, GC, and property manager handle everything else. Your job is to write the check, review the updates, and hold for the projected term.
As a limited partner, your exposure is capped at the amount you invest. You are not personally liable for project debt, construction obligations, or operating shortfalls beyond your equity position.
Primary liquidity comes at the Year 4–5 refinance (designed to return a meaningful portion of LP capital) and the final exit sale. Distributions are event-driven and tied to the development timeline.
This is a 506(c) offering. To invest, you must meet the SEC's accredited investor definition: $200K+ individual income ($300K joint) or $1M+ net worth excluding primary residence.
There is no secondary market for your LP interest. Size your position so that tying up this capital for 5 years does not create personal financial strain. Review all offering documents before committing.
Key slides from the offering deck. Click any image to view full-size.
Kaufman Lynn Construction — Tunnel Form Build System
Independent operators at every layer. Institutional execution partners with decades of proven track records.
Experienced Information Governance and Compliance executive with active General Partner roles in multifamily real estate syndications. John is the primary point of contact for all LP inquiries, capital coordination, and investor communications throughout the hold period. He ensures every LP has direct access, timely updates, and clear answers at every stage.
Schedule a Call with John →Nikisha King Hidalgo serves as General Partner, overseeing operations, strategic planning, and the full investor experience throughout the project lifecycle. With 17+ years as a business strategist and consultant, she ensures the infrastructure behind this deal runs with precision — from investor onboarding and document management to milestone communications and reporting. She works alongside John to ensure every LP has timely access to materials, updates, and answers at every stage of the hold.
Send an Email →Experienced CFO, COO and CEO with extensive M&A experience across banking, healthcare IT, aerospace manufacturing, and commercial real estate. 35+ years in capital markets, real estate, and structured finance.
35+ years of experience in real estate development, construction, architecture, and sustainable energy-efficient projects. LEED Accredited Professional overseeing vertical execution and permitting.
15+ years in property development, investment, and management. Has completed 800+ construction projects. Coordinates directly with Kaufman Lynn to ensure GMP contract milestones are met on time and on budget.
Actively managing over 1,300 multifamily units and 5 ground-up development projects. Deep expertise in site acquisition, deal structuring, and full-cycle project management across Florida and the Southeast.
Base case projections only. Not a guarantee — review all offering documents before investing.
Projections are based on base case underwriting assumptions and are not guarantees of future performance. Actual returns may differ materially. Review the PPM and consult qualified advisors before investing.
Ready to talk numbers?
Schedule a Call with John →| Assumption | Base Case Value |
|---|---|
| Exit Cap Rate | 6.0% |
| Equity Multiple | 4.2x |
| Target IRR | 33% |
| Hold Period | ~5 Years |
| Occupancy at Exit | 95%+ |
| LP Equity Share | 32.5% |
| Exit Cap Rate | Avg Annual | Multiple | IRR |
|---|
A clear picture of the development arc and when LP capital works hardest.
LP capital is deployed. Legal close on the Apopka site. Entitlements and permits in place. Meritage Homes has $425K hard with signed PSA and $13.8M wired to escrow at close.
Meritage Homes funds $13.8M of horizontal development and purchases 184 single-family lots for $6.4M. Site prepared, utilities roughed in, and pads graded for vertical construction — removing the highest-risk early stage from LP exposure.
Kaufman Lynn breaks ground on six five-story residential buildings and the 22,000 sqft amenity center using their tunnel form construction system. Fixed-price GMP contract in place.
Buildings deliver in phases as construction completes. Colonial Oaks begins pre-leasing 12 months before first delivery. Target stabilization at 95%+ occupancy across all 362 units.
Once the asset reaches 95%+ occupancy, the team executes a cash-out refinance. This event is designed to return a significant portion of LP capital while retaining ownership.
Final disposition of the stabilized, operating asset. Likely buyer: institutional REIT, life company, or private equity fund. Remaining LP capital and profits returned at close. Base case projects 4.2x equity multiple and 33% IRR.
Honest context on every major risk category — with the team's mitigation approach and questions to ask before committing capital.
The factors that move a qualified investor from interested to committed.
Meritage Homes funds the horizontal phase and buys 184 lots — removing the highest-risk construction period before LP vertical capital is deployed. This is not a common deal structure. It is a meaningful distinction.
Kaufman Lynn, Colonial Oaks, and Meritage Homes are independent third-party operators with institutional track records. No single-point-of-failure on execution. Each partner is contractually accountable for their scope.
Zero Class-A 55+ competition in Apopka. 1,746 qualified senior households within 5 miles. 10,000 Boomers turning 65 daily. This demand is real, measurable, and underserved by any existing supply.
The 4.2x / 33% IRR projection uses a 6.0% exit cap rate — the most conservative scenario modeled. Current Class-A cap rates in Orlando are 4.9–5.1%. The base case is designed to hold in a difficult exit environment.
Full offering package in the Cash Flow Portal: PPM, Operating Agreement, proforma, wire instructions. No vague decks or verbal commitments. Everything an informed LP needs to review — with their attorney — before signing.
Acquisition fee: 3% of land. Property management: 3.5% to Colonial Oaks. Asset management: 1% of monthly collections. Zero disposition fee. Zero refinance fee. All returns shown are net of fees.
This deal runs on an LP-first waterfall. Every LP investor receives their full return of capital before the General Partners receive a single dollar of profit. The GPs only win when you win. That alignment is not a courtesy — it is written into the Operating Agreement.
Straight answers to the questions every informed investor should ask.
Ready to talk numbers?
Schedule a Call with John →This deal room exists so you can invest — or decline — with full information. No pressure. Only what you need to make a decision you feel confident about.
Questions before you commit? John is your direct line. No sales pressure — just straight answers.
Schedule a Call with John →Create your account, review all offering documents, sign your subscription, and manage your investment in one secure place.
Access the Portal →