Private OfferingAccredited 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)

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
  • Electrical Contractor
  • 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 Electrical Contractor 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 townhomes on permanent foundations on permanent foundations — creating financeable, entry-level townhomes 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.

Townhomes on Permanent Foundations 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 townhomes on permanent foundations and multifamily (4-plex) townhomes.

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 townhomes on permanent foundations, Cottage Home developments, and multifamily townhomes based on the highest and best use of each property.

Donald (Donny) Gregus

CFO & Project Manager

Oversees financial management, budgeting, logistics, contractor coordination, compliance, and investor relations.

Served as CFO for Team Treacy Real Estate, Inc. and Treacy Investments, LLC since May 2018. Prior operations leadership experience includes Allstar Messenger and Gulick Trucking.

Donny keeps projects financially organized, operationally efficient, and aligned with execution milestones.

Christopher Jacob

Marketing Coordinator

Chris Supports investor communication, digital marketing systems, and project positioning across all platforms.

Brings hands-on experience in website integrations, CRM automation, and funnel development, ensuring all investor touchpoints—from first click to capital deployment—are connected and optimized.

Christopher bridges the gap between marketing, technology, and investor communication, building automated systems that streamline lead capture, nurture sequences, and ongoing project updates—reducing friction during capital raises and improving clarity across all channels.

Proof of Execution

Historical Proof Before Projections


75+

Townhomes 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 townhomes on permanent foundations where it’s needed most.

Featuring townhomes on permanent foundations

Who We Serve

First-Time Buyers / Work-force housing

Affordable workforce townhomes on permanent foundations. Fannie Mae-friendly financing expands the buyer pool.

Seniors and Retirees

last time home buyers seeking lower- maintenance living while still owning. More space and privacy. than renting while still offering financing to keep equity.

Where We See the Opportunity

A Differentiated Real-Property Affordable Housing Model

The opportunity is to deliver 36 attainable for-sale townhomes as individually sold real-property townhomes on permanent foundations.

Lower Vertical Cost

Townhome construction lowers basis without sacrificing livability

Real-Property Exit

Each townhome is sold as real property, widening the buyer pool

Townhome-Style Structuring

Duplex buildings platted for individual townhome 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

townhomes on permanent foundations 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

townhomes on permanent foundations are delivered below market pricing to support absorption and accelerate full absorption.

6

Project Timeline

15-24 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%+


Unit-Level Economics

36 townhomes sold individually as real property

Target sale price: ~$315K per townhome

Designed for Fannie-Mae-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 · Townhome delivery & installation · Soft costs, contingency, and carry

Investor Terms & Return Drivers

Target Hold: up to 24 months (includes execution buffer)

Phased townhome sales allow for capital return as homes are delivered, reducing total hold exposure.

Built-in margin at acquisition

Retail exit to Fannie Mae-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.

Project Margins

Timeline & Return Sensitivity

  • Construction & Disposition: 15-24 months
  • Total Hold Period: Up to 24 months (includes execution buffer)

Return sensitivity is primarily driven by absorption pace and interest carry duration.

Use of Funds

Use of Funds

Where Investor Capital Goes

Land Payoff

Retire the $1,400,000 land obligation and secure clear title.

Townhome Acquisition

Buy 36 townhomes on permanent foundations at $70,000 each — $2,520,000 total.

Foundations, Transport & Set

Permanent foundations, transport, installation, and utility tie-ins across all 18 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.

$76K

Cushion per Unit

$223,842

Break-even

Project costs are fully modeled and supported by detailed underwriting assumptions.

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 — Townhome delivery and installation

Month 15 to 24 — Phased closings and Disposition

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 townhome

$315K

Target Sale Price

Below median, Fannie-eligible, broad buyer pool

3.6%

Annual Rent Growth

Pacific Northwest YoY — demand is not softening

Comps support $315K pricing in the immediate submarket

Fannie Mae eligibility expands the qualified buyer pool significantly

Multiple Ways to Win


Primary Exit

Sell all 36 townhomes on permanent foundations individually as real property to end-user buyers at $315K, maximizing project proceeds

Phased Sell-Down

Stage townhomes on permanent foundations 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 townhomes on permanent foundations in bulk or as a partial portfolio to a single investor buyer if absorption slows


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 — townhomes on permanent foundations finance needs lender, legal, and agency confirmation

Built-In Mitigants

$420K Contingency — Budgeted for civil, utility, and timing overruns

$76K/Townhome Margin Cushion — Break-even at $223,842, $76K below conservative sale price per townhome

Known Cost Certainty — Land payoff fixed, townhome 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


Investments@treacyaffordablehomes.com

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