Luxury duplex development · Houston, Texas · Figures as of October 2026

La Vista

Raising · 2 of 6 seats open · 16 months projected

Status: Raising · 71% committed · 2 of 6 seats left
Cost: $1,450,000 projected build
Exit: $1,850,000 projected sale
Spread: $400,000 projected profit *
Time: ≈ 16 months
A seat: $25,000 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: $340,000

* 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 ground-up luxury duplex development: two residences, 5,600 sq ft combined, capitalised by one anchor investor, a construction loan, and participating seats alongside.

Development budget

Land: $220,000
Construction: $1,036,000
Soft costs: $85,000
Financing & carry: $70,000
Marketing & launch: $5,000
Contingency: $34,000
Total capitalization: $1,450,000

$1,050,000 of construction financing plus $400,000 of investor equity fund the full budget. Illustrative development estimates only; actual costs, timing, and sale proceeds may differ.

Projected sellout

Residence A · projected sale

$925,000

Residence B · projected sale

$925,000

Projected gross sellout

$1,850,000

Ways to participate

Two positions in the same build

Position one

Anchor Investor

$150K+ typical participation

Enhanced project economics
Additional project rights
Priority communication
Potential guaranty compensation

Request anchor review

Position two

Participating Investor

From $25,000

Project-specific participation
No construction management responsibilities
Project updates as the build moves
Access to the investment dashboard

Start investment

Participation descriptions are illustrative. Anchor positions involve additional qualification, and no participation type carries a guaranteed return.

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: $1,450,000
Construction loan: $1,050,000 · 75% LTC
Equity in the deal: $400,000
Lead committed: $60,000 · signs the note

Construction loan

$1,050,000

72% loan-to-cost · repaid first at sale

Committed equity

$285,000

Lead $150,000 · investors $135,000

Open equity

$115,000

$285,000 of $400,000 equity is already in: $150,000 from the lead, who signs the note, plus $135,000 from seated investors. $115,000 left across 2 of 6 seats at a $25,000 minimum. Construction financing, arranged at capitalization and repaid in full from the sale proceeds.

Who does what

The anchor investor

Provides the lead equity, supports the construction financing relationship, and has first claim on enhanced project economics.

New Build Group

Miguel's construction company builds it; New Build Group visualizes, markets, and sells it.

Participating investors

Join alongside the anchor with no construction responsibilities: project updates and a dashboard, nothing to manage.

Payoff order

If the sale happens,
money moves this way

Construction financing is repaid from the sale

The lender is first at settlement, before any equity sees proceeds.

Selling costs come out

Agent and closing costs on the sale of both residences, ~7% of gross.

Every investor's capital comes back

The full $400,000 of equity, anchor first and then participating seats, before anyone earns anything.

10% annualized preferred return to seats

Accrued over the 14–18 month hold, paid to participating investors before the anchor earns a promote.

The anchor's promote on what remains

Half of the remaining profit goes to the anchor position. The other half splits by equity share across the full $400,000.

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: $1,850,000
Repay construction loan: − $1,050,000
Loan interest, points, and fees: Funded in the build budget
Selling costs (7%): − $129,500
Carry (taxes, insurance, utilities): Funded in the build budget
Cash back to all equity: − $400,000
Projected profit: $270,500
Preferred return to seats (10% annualized): $33,333
Lead's promote (half of the remainder): $118,583
Remainder split by equity share: $118,583

Projections assume the stated sale price, 7% selling costs, $0 of loan interest and fees, and $0 of carry. Break-even sale price: ≈ $1,559,140. All figures are estimates, not guarantees.

Work your own seat

Your check

$25,000

$25,000 minimum · 6.3% of the equity

Sale price outcome

$1,850,000

Projected back at sale: $35,745
Multiple on your money: 1.43x
Your slice of the profit: 4.0%
Pref floor: $3,333

Where the projected profit goes

Your share: $10,745 · 4.0%
Other seats: $96,703 · 35.7%
Lead promote + share: $163,052 · 60.3%

Of $270,500 in projected profit at a $1,850,000 sale, your $25,000 seat takes 4.0%, plus your $25,000 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.

How the project works

From capital
to settlement

Capitalization

Investor equity and construction financing capitalize the development.

Land & preconstruction

Lot acquisition, architecture, permits, and project preparation.

Construction

Miguel's construction company manages the ground-up build.

Market launch

New Build Group creates the visualization, advertising, and buyer acquisition campaigns.

Buyer demand

Interested buyers route to the project's listing Realtor through LeadOS.

Sale

Completed residences are sold.

Project settlement

Project obligations are satisfied and remaining proceeds are distributed according to the project's legal agreements.

The idea

Investor capital builds it. The marketing engine sells it. The settlement waterfall pays everyone in order.

New Build Group sits in the middle of both sides: construction management on the way up, visualization, advertising, and buyer routing on the way out.

The build, month by month

Capitalization

Oct 2026 · now

Land & permits

Q1 2027

Foundation

Q2 2027

Framing

Q4 2027

Finishes & launch

Q2 2028

Sale & settlement

Q3 2028

Full walkthrough

Run the complete simulated investment flow for La Vista: amount, profile, documents, verification, and funding.

Start investment

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 Summary