INVESTMENT PHILOSOPHY

Our investment philosophy seeks to maximize returns, minimize risk, and achieve superior risk adjusted returns. The Fund focuses on the multifamily sector and maximum value is extracted by leveraging collective relationships, a grounded approach and experience to make decisions driven by data to improve efficiency. The OREI team fosters industry-wide business relationships to discover favorable opportunities that meet our strategic investment criteria and leverage operational efficiencies with necessary third parties to conduct cost efficient, secure, and orderly transactions.

Industry Relationships

One Real Estate Investment has deep relationships with a broad network of real estate professionals, including lenders, brokers, architects, engineers, and contractors. This allows OREI to stay ahead of market trends, identify high-potential development sites, streamline approval processes, and efficiently execute ground-up multifamily projects. By collaborating with the best in the industry, we ensure each development is designed, built, and delivered to meet market demand while maximizing long-term value.

Conservative Underwriting

Our underwriting process ensures each development project is financially sound and resilient to market fluctuations. We analyze land acquisition costs, construction expenses, lease-up timelines, and projected rents to accurately assess investment potential. By incorporating conservative pro formas and maintaining contingency reserves, we mitigate risk while maximizing long-term returns. Our disciplined approach ensures that every project is positioned for financial success from inception through stabilization.

Decision
Making

We take a strategic, data-driven approach to multifamily development, identifying high-potential locations through market research and demographic analysis. By evaluating factors such as population growth, employment trends, and rental demand, we ensure each project is positioned for long-term success. Our team carefully determines the optimal unit mix, amenity offerings, and site layout to maximize value and attract tenants. Through efficient planning, cost management, and execution, we create high-quality communities that meet market needs and generate strong returns.

INVESTMENT CRITERIA

PROPERTY TYPE

15-30 acres of land zoned to develop multifamily
Approximately 264-360 apartment units per development
3-4 story garden-style buildings with surface parking

INVESTMENT SIZE

$50M to $100M development cost

LEVERAGE

60-70% LTC
Preference for Regional Bank
Life Company, Regional Banks and debt funds considered in a competitive process

TARGET RETURN

17-20% IRR (net of fees and promote gross of tax)

TYPICAL HOLD PERIOD

36 months

TARGET METROS

Southeast United States and Texas Broader markets of Houston, Dallas, San Antonio, Atlanta, Raleigh, Charlotte, Tampa, Orlando and West Palm Beach

Regenerated or repositioned submarkets of 18-hour cities with strong population, employment and household income growth

LOCATION CRITERIA

Major MSAs, secondary, and tertiary markets in the Sunbelt Region. Near major transportation corridors, employment centers, hospitality, schools. Proximity to local amenities such as grocery stores and other retail. Critical infrastructure in-place (especially water/sewer) No wetlands and not located in flood zone.

SUBMARKET

Supply constrained submarkets or neighborhoods with high barriers to entry.

Stable and diverse employers with attractive job growth rate and household income levels

Above 90% submarket occupancy with sustained positive net absorption and rental growth for past 3 years