362-unit Class-A 55+ Active Adult ground-up development in Apopka, Florida (Orlando MSA). Presented by John Hidalgo and Albert Diodonet, General Partners.
Key slides from the offering deck. Click any image to view full-size. Place the deck PDF in the project folder to activate full rendering.
Kaufman Lynn Construction — Tunnel Form Build System
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, schedule a call with John or Albert, and invest through the Cash Flow Portal when ready.
Key facts, terms, and contacts in one place.
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 competitionLPs 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.
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 brings a disciplined, process-driven approach to investor relations, ensuring LPs receive timely communication and full transparency throughout the hold period.
Schedule a Call with John →Albert Diodonet serves as a General Partner responsible for investor relations, LP capital raises, and ongoing investor communications throughout the project lifecycle. He works alongside John to ensure investors have full access to deal materials, timely updates, and direct communication at every stage of the hold period. [Update with Albert's full bio and background]
Schedule a Call with Albert →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.
| 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 |
|---|
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 financial and legal advisors before investing.
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. Development clock starts. 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. Estimated 18–24 month construction cycle.
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. No existing Class-A 55+ competition in the Apopka market.
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. The refinance precedes the final exit.
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.
Straight answers to the questions every informed investor should ask.
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 →Questions before you commit? Talk directly to John or Albert. No sales pressure — just direct answers.
This deal room exists so you can invest — or decline — with full information. There is no pressure here. Only what you need to make a decision you feel confident about.