Private Offering
Accredited Investors Only
36-Unit Affordable Townhome Development
Affordable Housing with Built-In Margin, Real Property Exit & Downside Protection
This opportunity is being shared with a small group of aligned investors as we finalize the capital stack.
Legal Disclaimer
This Offering Is Governed by the Private Placement Memorandum (PPM)

This presentation is for informational purposes only and must be read with the Private Placement Memorandum, subscription documents, and related legal agreements. If there is any conflict, the PPM controls. This presentation is not legal, tax, financial, or investment advice. Review all offering documents and consult your own legal, tax, and financial advisors before investing. Securities are offered under an applicable exemption from registration. Not an offer to sell or a solicitation to buy where prohibited. Past performance is not indicative of future results.
All projections, financial estimates, and forward-looking statements may change and are not guaranteed. Actual results may differ materially. This information was prepared by Treacy Investments and has not been independently verified by any third party.
The Operator
Robert Treacy
Founder | Treacy Investments
  • U.S. Coast Guard Veteran
  • Master Electrician
  • 100+ Residential Flips
  • 6+ Fourplexes Built
  • $14M+ Capital Raised
  • Licensed Dealer, Builder & Investor
Real estate operator focused on affordable housing through disciplined execution and strong unit economics. Built 6+ fourplexes and completed 100+ residential flips, delivering projects from acquisition to exit.
With a background as a master electrician and U.S. Coast Guard veteran, Robert brings technical expertise, discipline, and a mission-driven approach. His experience spans land sourcing, entitlement, construction oversight, and debt and equity financing.
His strategy is to acquire underutilized land and place HUD-approved manufactured housing on permanent foundations — creating financeable, entry-level homes with built-in equity at delivery.
Robert operates in Washington and Oregon, where supply constraints and affordability gaps drive demand. His focus is execution, risk control, and scalable housing solutions for investors and end buyers.
Built From the Ground Up
Operator-Led Execution Across Acquisition, Construction, and Exit
Transforming Difficult Projects
Complex deals turned profitable through builder relationships and operator reputation.
Manufactured Home Niche
Accessible price points, strong demand, compelling investor value.
Realtor + Builder + Investor
Full-stack edge: deals others can't find, execution others can't match.
A Vision Beyond This Deal
Redefining affordable housing — one community at a time.
Meet the Architects of Success
Doug Sheddy
Development Director
Over 40 years of Sales and Marketing experience, plus 5 years as a General Contractor specializing in Manufactured Home Placement and multifamily (4-plex) buildings.
In 1992, he took a startup energy-efficient lighting company in Portland, Oregon — Visual Effects — and grossed over $2,000,000 in 2 years.
In 2009, Doug was hired to take an original idea of offering union members an official Union Internet provider, as opposed to AOL, a non-union entity. Within 3 years, Doug had built and was hosting websites for 36 State AFL/CIOs, hundreds of Locals, and providing internet service for thousands of union members throughout the country.
As a General Contractor with a sales and marketing background, he helps develop affordable housing solutions using Manufactured Homes, Cottage Home developments, and multifamily units based on the highest and best use of each property.
Donald (Donny) Gregus
CFO & Project Manager
Age 50, has served as CFO and Project Manager for Team Treacy Real Estate, Inc. and Treacy Investments, LLC since May 2018. Oversees financial management, logistics, budgeting, city and state compliance, contractor coordination, and investor relations. Plays a key role in maintaining operational efficiency while ensuring projects remain financially sound and strategically aligned.
From 2008 to 2013, served as Vice President of Operations at Allstar Messenger, managing financial oversight, dispatch operations, driver management, sales, and customer relations.
From 2013 to 2018, worked as Operations Manager for Gulick Trucking, overseeing load management across his region — procuring profitable loads, managing broker and customer relationships, and ensuring accurate compensation for layovers, deadhead miles, and wait times.
His greatest strengths are financial expertise and building strong professional relationships. Fully committed to Robert's vision and dedicated to the continued growth of Treacy Investments, LLC and Team Treacy Real Estate, Inc.
Christopher Jacob
Marketing Coordinator
Brings a disciplined, execution-focused approach to project coordination and investor-facing operations. Over 7 years of hands-on experience across multiple areas of construction — including ground stabilization, masonry support, and residential building — understanding projects from the ground up.
Plays a key role in aligning marketing, investor communication, and project positioning. Responsible for coordinating digital presence, managing deal presentation materials, and supporting capital raise efforts.
Known for strong problem-solving and the ability to communicate across all personality types, he helps bridge the gap between field execution and investor clarity.
Proof of Execution
Historical Proof Before Projections
75+
Homes Flipped
Fix-and-flip transactions across Pacific Northwest markets
6
Fourplexes Built
Ground-up multifamily construction proving development execution
$14M+
Capital Raised
Private capital raised and deployed across prior programs
25+
Longview Flips
Successful neighborhood revitalization in Longview, WA
Our Market Position
The Market Opportunity
America faces an affordable housing shortage. We sit at the intersection of unmet demand and disciplined supply, delivering entry-level and duplex-style housing where it’s needed most.
Featuring Cavco Homes
Who We Serve
First-Time Buyers
Affordable workforce housing. FHA-friendly financing expands the buyer pool.
Owner-Occupied Investors
Duplex buyers who live in one unit and rent the other — strong demand, low vacancy risk.
Where We See the Opportunity
A Differentiated Real-Property Affordable Housing Model
The opportunity is to deliver 36 attainable for-sale units as individually sold real-property homes.
Lower Vertical Cost
Manufactured construction lowers basis without sacrificing livability
Real-Property Exit
Each unit is sold as real property, widening the buyer pool
Townhome-Style Structuring
Duplex buildings platted for individual unit sales
Financeability by Design
Priced and structured for end-user financing
Our Execution Model
Acquire Below Market Basis
Land is secured at a wholesale basis to create immediate equity and downside protection.
Validate Site & Infrastructure Early
Zoning, utilities, and site constraints are confirmed upfront to eliminate entitlement risk.
Align Product to End-Buyer Demand
HUD-approved homes and FHA-friendly duplex structures expand the qualified buyer pool.
Control Construction & Delivery
Hands-on oversight ensures cost discipline, build quality, and timeline control.
Exit Through Phased Disposition Strategy
Units are delivered below market pricing to support absorption and accelerate full absorption.
6
Project Timeline
12-15 months
Deal Overview
Investment Overview
Built-In Margin with Structured Returns and Retail Exit Strategy
Project Economics
Total Project Cost
~$8.10M
Total Projected Revenue
~$11.34M
Projected Gross Profit
~$3.24M
Adjusted Profit After Sales Costs
~$2.67M
Projected Margin
~25%+
⚠️ Requires supporting evidence and legal confirmation
Unit-Level Economics
36 townhome-style units sold individually as real property
Target sale price: ~$315K per unit
Designed for FHA-qualified, entry-level buyers
Positioned below market pricing to support absorption
Exit driven by phased retail full absorption strategy
Final investor terms, including preferred return, profit distribution, fees, and investor rights, are defined in the Private Placement Memorandum (PPM).
Investors are encouraged to review the PPM in full to understand the structure, risks, and return mechanics prior to making any investment decision.
Capital Structure
Minimum Investment: $50,000
Soft Cap: $1,500,000
Maximum Raise: $2,250,000
Primary Use: Land payoff (~$1.4M) · Site work & infrastructure · Home delivery & installation · Soft costs, contingency, and carry
Investor Terms & Return Drivers
Target Hold: up to 24 months (includes execution buffer)
Phased unit sales allow for capital return as homes are delivered, reducing total hold exposure.
Built-in margin at acquisition
Retail exit to FHA-qualified buyers
Phased full absorption reduces absorption risk
Final investor terms, including preferred return, profit distribution, fees, and investor rights, are defined in the Private Placement Memorandum (PPM).
Investors are encouraged to review the PPM in full to understand the structure, risks, and return mechanics prior to making any investment decision.

Allocations are being finalized in sequence as part of the execution timeline.
Use of Funds
Where Investor Capital Goes
Land Payoff
Retire the $1,400,000 land obligation and secure clear title.
Home Acquisition
Buy 36 Cavco Anthem Series homes at $70,000 each — $2,660,000 total.
Foundations, Transport & Set
Permanent foundations, transport, installation, and utility tie-ins across all 19 buildings.
Civil & Site Work
Roads, drainage, common improvements, and core infrastructure.
Permits, Fees & Engineering
Impact fees, utility connections, permits, and the remaining $30K engineering scope.
Carry, Contingency & Closing
Interest carry, lender fees, $420K contingency reserve, and closing costs.

Every dollar is accounted for — $2.89M gross profit remains after all costs.
$76K cushion per unit · 25.4% margin · Break-even at $223,842
Project Timeline
Month 1–2 — Capital raise and land payoff
Month 2–4 — Engineering, permitting, pre-construction
Month 4–8 — Site work and infrastructure
Month 7–11 — Home delivery and installation
Month 12 to 15 — Phased closings and Disposition

Construction and Disposition Timeline: 12 to 15 months
Total Investment Hold Period: Up to 24 months (includes buffer for market conditions and execution variability)
Distributions occur through phased unit sales during the project lifecycle.
Exit Validation
The Market Supports the Exit
72%
Affordability Gap
Longview households priced out of median home
$300K
Target Sale Price
Below median, FHA-eligible, broad buyer pool
3.6%
Annual Rent Growth
Pacific Northwest YoY — demand is not softening
Comps support $300K pricing in the immediate submarket
FHA eligibility expands the qualified buyer pool significantly

$300K is not an optimistic number — it is a conservative one.
Multiple Ways to Win
Primary Exit
Sell all 36 units individually as real property to end-user buyers at $300K, maximizing project proceeds
Phased Sell-Down
Stage unit releases to match absorption and preserve upside while reducing carry
Pricing Flexibility
Adjust pricing while staying above the $223,842 break-even; the margin buffer protects investors in a softer market
Bulk / Partial Sale
Sell remaining units in bulk or as a partial portfolio to a single investor buyer if absorption slows

The goal is not to force one outcome. It is to preserve optionality while keeping the primary path straightforward and achievable at conservative pricing assumptions.
Risks & How We Manage Them
Competence, Not Hype — A Transparent Risk View
Key Risk Factors
Civil Overages — Road, drainage, and site work can exceed budget on infill or greenfield sites
Utility Surprises — Connection needs or capacity limits can emerge during construction
Absorption Timing — Slower full absorption raises carry costs and lowers returns
Financing Friction — Manufactured real-property finance needs lender, legal, and agency confirmation
Built-In Mitigants
$420K Contingency — Budgeted for civil, utility, and timing overruns
$76K/Unit Margin Cushion — Break-even at $223,842, $76K below conservative sale price per unit
Known Cost Certainty — Land payoff fixed, home cost contracted, $30K engineering remaining
The project is structured with multiple layers of protection, allowing for execution flexibility while maintaining a margin above break-even.
Secure Your Position Before Allocation Closes
If this opportunity aligns with your investment criteria:
Review the full Private Placement Memorandum and supporting materials
Confirm alignment with your investment objectives
Request an allocation for review, subject to availability
No commitment is required to begin the review process.
Minimum Investment
$50,000
Hold Period
Up to 24 months
Request Full Access to Offering Materials
rtreacy@gmail.com
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