Student Housing Fund 1 (SHF1)
Financial Projections
Monthly Distributions: 10% annualized return, paid monthly beginning 60 days from investment
Capital Exposure: 60–90 days (municipal bond proceeds replace and double Fund Capital which was advanced for land purchase and pre-development expenses).
Annual Profit Distributions: 70/30 split favoring investors
Projected Average Annual Return: 100.12% over five years
Five-Year Performance:
Year 1: 23%
Year 2: 83%
Year 3: 118%
Year 4: 135%
Year 5: 149%
Total Return Multiple: 5.01X original investment over five years
Investment Structure
Minimum Investment: $100,000 (Accredited Investors only)
Total Fund Capitalization: $72,000,000
Legal Structure: Texas Limited Liability Company, Regulation D 506(c) offering
Monthly Distributions: 10% annualized return, paid monthly beginning 60 days from investment
Annual Profit Distributions: 70/30 split (70% to investors, 30% to managers)
Fund Type: Evergreen Fund—municipal bond proceeds reimburse pre-development and land costs at 2X, recycling capital indefinitely
Capital Preservation: Original investor capital remains in Fund, continually replenished through bond financing cycle
Exit Strategy: No definite exit; Fund continues developing projects until sold or Managers elect to return original capital to investors
Competitive Advantages
Exclusive Municipal Bond Financing: Only student housing developer with municipal bond access through affiliated non-profit structure
Evergreen Capital Model: Bond proceeds reimburse pre-development and land costs at 2X, recycling capital indefinitely
12-Month Lease Stability: Year-round leases eliminate summer vacancy, creating consistent monthly income
By-Bedroom Rental Strategy: Individual bedrooms rented separately reduce vacancy risk versus whole-unit leasing
20% Excess Bond Profit Margin: Projects sold at stabilized value approximately 20% above construction costs
Proven Track Record: Prairie View Phase I achieved 100% pre-leasing and successful sale to non-profit
EcoShield Integration: Proprietary building system reduces construction time and bond financing costs
Municipal Bonds Power Exceptional Returns, Zero Capital Depletion
Student Housing Fund I is the only student housing developer with access to municipal bond financing. This exclusive advantage creates an evergreen capital structure: bonds reimburse the Fund at 2X for land and pre-development costs after just 60-90 days, then fund 100% of construction. The Fund’s capital recycles indefinitely while generating 100%+ average annual returns.
Capital Preservation: All original investor capital remains in the Fund throughout the investment period, continually replenished through the municipal bond financing cycle.
Active University Pipeline
The Fund currently plans to develop the following properties:
- Prairie View University Phase II (450 units) (Phase I is already completed and is 100% occupied)
- Texas State University
- Texas A&M University Central Texas (200 units)
- Tarleton State University (700 units)
- Texas A&M University Corpus Christi (300 units)
- Texas A&M University Texarkana (150 units)
- Texas A&M University College Station
- Texas A&M University Commerce
- Texas A&M University San Antonio
Note: Additional projects will be added as opportunities are developed.
Investment Features
Tax-Exempt Bond Financing: Lower interest rates (5-6%) versus conventional construction loans, reducing project costs by millions
Public-Private Partnership Structure: Leverages university financial strength to secure favorable bond terms through affiliated non-profit
Morgan Stanley Underwriter: Established relationship with premier investment bank eager to underwrite additional pipeline projects
Scholarship Housing Subsidies: University programs direct scholarship funds to housing, enhancing payment reliability and revenue security
Private Bathroom Per Bedroom: Each student has own bedroom and bathroom; shared common areas (kitchen, living room)
Premium Student Amenities: Pools, fitness centers, study rooms, and modern facilities universities cannot provide in aging dormitories
Affordable Pricing Strategy: Lower rent than conventional market-rate apartments, addressing student affordability crisis
Texas Growth Markets: Portfolio focused on fastest-growing cities over 1M population—Dallas metro rivals entire states in size
Market Opportunity
Validated Demand
Prairie View University needs 3,000 housing units; Phase I pre-leased to 100% before completion
Active Pipeline
Nine university projects spanning Texas A&M system, Texas State, Prairie View, University of Houston, and Tarleton State—totaling 2,000+ units
University Partnership Model
Texas State approval process underway with university president; land already under contract demonstrating institutional buy-in
Underserved Student Segment
International students and those on limited budgets forced to live with relatives due to unaffordable conventional apartment rates
Geographic Expansion Ready
Fund structure accommodates both public and private universities; not limited to Texas markets as model scales
Institutional Appetite
Universities actively seeking private development partners to address housing shortfalls without capital expenditure
Financial Projections
SHFI
Offering Documents
Private Placement Memorandum
Company Agreement
Subscription Booklet
Investing Instructions
Accredited Verification Form
Executive Summary
Executive Summary Download
Miscellaneous
Certificate of Formation
SHFI Portal Login
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