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)
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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