Duplex · Uptown, Houston · Figures as of October 2026
1111 Post Oak Blvd
Raising · 3 of 4 seats open · 5 months projected
- Status
- Raising · 50% committed · 3 of 4 seats left
- Cost
- $455,000 projected build
- Exit
- $760,000 projected sale
- Spread
- $305,000 projected profit *
- Time
- ≈ 5 months
- A seat
- $20,000 minimum
- Target return
- 10% annualized pref (≈4.2% on your money over the hold), then a share of leftover profit
- Already in
- Lead · $60,000 · signs the note
- Still open
- $60,000
* Projected sale price minus projected build cost, before financing and selling costs. The worked payoff below starts from the same numbers. Every dollar on this page is a projection, not a promise.
A stacked duplex on a corner lot near the Galleria: ground-up build, five months from lot close to sale, four seats of equity around one lead borrower.
The capital stack
Who is in,
and what's left
The loan does the heavy lifting. The lead's money sits next to the seats', and the gap the small checks fill is drawn in full view.
- Total capitalization
- $461,250
- Construction loan
- $341,250 · 75% LTC
- Equity in the deal
- $120,000
- Lead committed
- $60,000 · signs the note
Construction loan
$341,250
75% loan-to-cost · repaid first at sale
Lead equity
$60,000
Open equity
$60,000
$60,000 of $120,000 equity is already in, committed by the lead, who signs the note. $60,000 left across 3 of 4 seats at a $20,000 minimum. Construction loan, 75% loan-to-cost. The lead signs it personally and is the borrower on the note.
Who does what
The lead
Signs the construction loan personally, is the borrower on the note, and has $60,000 of his own money in the equity.
New Build Group
Leo and Miguel run the build: budget, schedule, subcontractors, and the sale at the end.
Seat holders
Sign subscription documents only, do no work, are not on the loan, and can lose no more than the money they put in.
Payoff order
If the sale happens,
money moves this way
01
The construction loan is repaid from the sale
The lender is first. The lead signed the note personally, so this comes out before anyone's equity.
02
Sale costs and loan costs come out
Agent and closing costs on the sale, plus the loan's interest, points, and draw fees over the build.
03
Every investor gets their cash back
The full $120,000 of equity, lead first and then seats, comes back before anyone earns anything.
04
10% annualized preferred return to seats
≈4.2% on your money over the projected five-month hold, paid to seat holders before the lead earns a promote.
05
The lead's promote on what remains
Half of the remaining profit goes to the lead for signing the loan and running the build. The other half splits by equity share across the whole $120,000.
The construction lender is paid first from the sale. Every investor gets their money back. Then the 10% preferred return. Then the lead's promote on what remains.
- Projected sale price
- $760,000
- Repay construction loan
- − $341,250
- Loan interest, points, and fees
- − $20,100
- Selling costs (7%)
- − $53,200
- Carry (taxes, insurance, utilities)
- − $4,800
- Cash back to all equity
- − $120,000
- Projected profit
- $220,650
- Preferred return to seats (10% annualized)
- $2,500
- Lead's promote (half of the remainder)
- $109,075
- Remainder split by equity share
- $109,075
Projections assume the stated sale price, 7% selling costs, $20,100 of loan interest and fees, and $4,800 of carry. Break-even sale price: ≈ $522,742. All figures are estimates, not guarantees.
Work your own seat
$20,000
$20,000 minimum · 16.7% of the equity
$760,000
- Projected back at sale
- $39,013
- Multiple on your money
- 1.95x
- Your slice of the profit
- 8.6%
- Pref floor
- $833
Where the projected profit goes
- Your share
- $19,013 · 8.6%
- Other seats
- $38,025 · 17.2%
- Lead promote + share
- $163,613 · 74.2%
Of $220,650 in projected profit at a $760,000 sale, your $20,000 seat takes 8.6%, plus your $20,000 capital back first.
Projected figures, not promises. Move the sliders to test the deal. Profit splits after the loan, sale costs, and every investor's capital are paid first.
The build, month by month
Lot close
Aug 2026
Permits
Sep 2026
Slab
Oct 2026 · now
Frame
Nov 2026
Sale
Dec – Jan
Full walkthrough
Run the complete simulated investment flow for 1111 Post Oak Blvd: amount, profile, documents, verification, and funding.
Request a seat
Raise your hand
This is a request, not an investment. Seats are approved personally, one at a time, and nothing is owed until documents are signed.
Documents
Project one-pager
Sent when a seat is approved
Operating agreement
Sent with the signature packet
Figures shown are projections prepared by the builder for discussion, as of October 2026, and are not guarantees of future results. Real estate development is speculative and illiquid, projected returns depend on the sale actually happening, and investors can lose some or all of the money they put in. Any investment is made only through the project's operating agreement and offering documents, which are provided with a seat approval. Nothing on this page is an offer to sell or a solicitation of an offer to buy securities.