BFC The Beatties Ford Collection
NOW OFFERING · CHARLOTTE NC · 28216
ALL-EQUITY SYNDICATION · NO SENIOR DEBT

A $3.0M All-Equity Infill Syndication

The Beatties Ford Collection.

Seventeen Modern Manor residences across five buildings in one of Charlotte's fastest appreciating corridors. Funded by a single equity raise: no construction lender, no draw approvals, no debt service. First closings inside seven months.

View The Offering Model Your Return
Total Raise $3,000,000
Capital Structure 100% Equity
Preferred Return 10% / 8%
Target Exit 14 Months
Builder Cost $97/SF Locked
01 · Investment Thesis

A high conviction infill play built on the Missing Middle.

The Beatties Ford Collection targets the gap institutional supply has refused to fill: attainable, design-led density between traditional single family homes and commodity apartment blocks. Seventeen residences across two quadplexes and three triplexes, drawn to read as high end single family estates from the curb.

We call this Stealth Density. Maximum unit count, premium aesthetic, and none of the community resistance that typically slows multi family infill. The result is a Modern Manor product that commands top of market pricing in a corridor appreciating faster than the rest of the Charlotte MSA.

  1. I.

    Distressed Land Basis

    A $224K payoff of the landowner's distressed mortgage secures all five entitled parcels. The landowner contributes the land for a fully subordinated 40% profit interest: no guaranteed return, no voting rights.

  2. II.

    Stealth Density

    17 residences across five buildings, drawn as estate grade architecture. Upscale buyers, no NIMBYism, maximum yield per acre.

  3. III.

    All-Equity Structure

    One raise funds the whole project. No lender in the capital stack means no interest expense, no inspection-gated funding, and no debt-service penalty if the schedule moves.

02 · The All-Equity Advantage

We removed the lender. The margin stayed.

The prior underwriting carried a construction loan. Restructuring to a single $3.0M equity raise deleted an entire expense category and every lender-driven delay from the critical path.

Line Item Debt-Financed Model All-Equity Model
Construction Loan Interest $258,000 $0
Draw Approvals & Lender Inspections Every phase None
Cost of Schedule Slippage Interest accrues daily No debt service
Carrying Costs Over Hold Interest + taxes + insurance $21,000 total
Investor Priority Behind the bank First out

Sponsor still commissions independent progress inspections at foundation, framing, dry-in and final for investor reporting. Discipline without the lender's drag.

Modern Farmhouse rendering, front elevation
Front Elevation · Type A Triplex Charlotte NC
03 · The Modern Manor Standard

White board and batten. Black trim. Quiet minimalist rooflines.

Every elevation is intentional. The architectural language is the current Charlotte preference, executed without compromise, so the product feels bespoke and never commoditized.

Interior Spec

Quartz islands. Floating shelves. Nine foot master ceilings.

  • · 9'0" volume ceilings in every master suite
  • · Quartz islands, floating natural wood shelves
  • · Modern fireplaces, grey and white diamond tile surrounds
  • · Black minimalist fans, integrated lighting throughout
Resident Experience

Built in office. Integrated garage. Estate grade utility.

  • · Purpose built entry office for hybrid work
  • · Integrated garage and mudroom with custom bench and hooks
  • · Open concept main floor flowing kitchen, dining, great room
  • · Premium curb appeal: 3 bedroom, 2.5 bath, ~1,500 sq.ft.
Front elevation rendering
Front Elevation · Type A
Kitchen and dining rendering with quartz island and floating shelves
Kitchen & Dining
Entry rendering with built-in office niche and staircase
Entry Office & Stairs
01 02 03
04 · The Floor Plans

~1,500 sq.ft. of open concept utility per residence.

Two building typologies, Quadplex and Triplex, totaling 25,500 buildable square feet. Each unit pairs a main level great room, kitchen, dining, integrated garage and mudroom with a private upper level containing three bedrooms and a nine foot master suite.

Quadplex · Type Q 4 Units / Building
Quadplex main level floor plan
Main Level
Quadplex upper level floor plan
Upper Level
  • 2Buildings
  • 8Units
  • 6,000sq.ft. each
Triplex · Type T 3 Units / Building
Triplex main level floor plan
Main Level
Triplex upper level floor plan
Upper Level
  • 3Buildings
  • 9Units
  • 4,500sq.ft. each
Aggregate

5 Buildings.
17 Residences.
1 Raise.

Two architectural typologies, one Modern Manor language, engineered to look like five custom estates from the street. All funded by a single equity close.

See the Capital Offer
Slate Building Group Official Builder · Cornelius NC
05 · The Builder

Fifteen thousand builds of muscle memory. Forty-five days per structure.

The Collection is built by Slate Building Group of Cornelius NC, with vertical cost locked at $97 per square foot. Slate completes each structure in 45 days and mobilizes the next at framing, a stagger that finishes all five buildings in a 137 day vertical window.

Completed Projects
0+
Permitted Projects in NC
0
BuildZoom Score
111 · Top 4% Statewide
Vertical Cost
$97/SF Locked
Build Cycle
45 Days / Structure
“

The only builder in Charlotte that pays you back if the project does not finish on the agreed timeline. That structural skin in the game is why we chose Slate to build the Collection.

Founder · The Beatties Ford Collection
Slate Principal

Brent Zande

Founder · Slate Building Group

Investor first, builder second. Brent built Slate around a "high five in the drive" delivery culture, with real time client updates, a documented community build out process, and a fixed timeline guarantee that puts the firm's own capital at risk against missed schedules.

slatebuildinggroup.com
  1. 01

    45-Day Cycle, Proven

    Foundation to punch in four phases: slab, framing and dry-in, MEP and envelope, interior finish.

  2. 02

    Staggered Mobilization

    The next structure breaks ground when the prior completes framing, overlapping crews without doubling trades.

  3. 03

    Locked Pricing

    $97/SF vertical cost held by contract. The stress case at $110/SF is a cushion, not a forecast.

  4. 04

    On-Time Guarantee

    Slate pays the client back if delivery misses the agreed schedule.

06 · The Timeline

Ground breaks Month 5. Revenue starts Month 7.

A conservative 120 day front-end absorbs Charlotte permitting risk. Then five staggered 45 day builds complete all vertical work by Day 257, and closings begin months before the final structure finishes.

M1 M5 M8.6 M14 M18
Close & Land Acquisition
Plans, Permitting & Civil
Site Prep & Utilities
Quadplex 1 · 4 Units
Quadplex 2 · 4 Units
Triplex 1 · 3 Units
Triplex 2 · 3 Units
Triplex 3 · 3 Units
Marketing & Showings
Sequential Closings
Contingency Buffer
  1. Day 0Syndication closes. Capital funded, land acquired.
  2. Day 120Vertical begins after a full 4 month permitting buffer.
  3. Day 165First certificate of occupancy. First four units listed.
  4. Day 195First closings. Revenue flows back to the project.
  5. Day 257All five structures complete. Every unit on market.
  6. Day 420Target full sellout. Capital and preferred returns paid.

Every month saved matters: preferred returns accrue at roughly $22,500 per month on the full raise. Exiting at 14 months instead of 18 preserves about $90,000.

07 · Pro Forma

Stressed to $110/SF and an 18 month hold. Preferred returns still covered 1.9 times.

Line Item Base Case
Gross Revenue · Sellout $4,500,000
Land + Pre-Development $414,000
Vertical Construction · 25,500 SF $2,473,500
Carrying Costs · No Debt Service $21,000
Closing & Transaction Costs $414,720
Total Project Costs $3,323,220
Gross Profit $1,176,780
LP Preferred Return Obligation $315,000 · 14 mo
Preferred Coverage Ratio 3.74×

Disposition costs, 3% closing and 6% commissions, are paid from sale proceeds at exit and are included in total project costs above, not funded by the raise. Stress case assumes the full $110/SF cost and the slower 18 month sellout at once.

The distribution waterfall

  1. 01

    Return of Capital

    100% of the $3.0M raise returned to investors. First out, before anyone else is paid.

  2. 02

    Preferred Return

    10% annualized to Class A, 8% to Class B. Both classes hold equal first-out priority.

  3. 03

    Landowner · 40%

    Fully subordinated profit interest for contributing the land. Paid only after investors are whole.

  4. 04

    Developer · 60%

    JAM Development is paid last. Sponsor economics sit behind every investor dollar.

08 · Model Your Return

Two share classes. One priority.

Class A units, $500,000 and above, earn a 10% annualized preferred return. Class B units below $500,000 earn 8%. Neither class is subordinate to the other: every investor dollar is first out, ahead of the landowner and the sponsor.

Illustration only, based on the offering's preferred return terms and target timelines. Returns are not guaranteed. Any investment is made solely through the Private Placement Memorandum.

$250,000
Share Class Class B · 8% Preferred
Preferred Return · 14 Mo Target $23,333
Preferred Return · 18 Mo Outside $30,000
Total Back at Target Exit $273,333
Request the Memorandum
09 · Margin of Safety

Every number above holds before counting the upside.

This underwriting is deliberately padded. The model is built to work on its worst day, so anything the market gives back lands as pure margin.

  1. Pricing held below expectation Sellout is modeled at a flat $300K per unit. The team expects finished units to trade meaningfully above that basis in this corridor.
  2. Two units held out of the sellout entirely Two of the seventeen residences are reserved as affordable housing rentals and contribute zero revenue to the model. If they convert to sales, that revenue is additive.
  3. $13/SF of cost cushion Slate's price is locked at $97/SF by contract, yet the stress case carries the full build at $110/SF and still covers preferred returns 1.9 times.
  4. Four months of permitting buffer Vertical is scheduled for Day 120 even though permits are expected by Day 105. Charlotte permitting risk is absorbed before ground breaks.
  5. An 18 month outside window The target exit is 14 months. The model carries pref accrual to 18 anyway, pricing in four months of slippage that the staggered closings work against.
10 · The Location

Inside 28216, the corridor closing the gap to Uptown.

Five contiguous entitled parcels: 2912 and 2920 Beatties Ford Road plus 2143, 2145 and 2147 Wilson Heights Avenue. Minutes from the Uptown core, on the trajectory of every major infill capital flow into the city, and positioned for immediate vertical execution.

  • ~4 mito Uptown Charlotte
  • 5contiguous entitled parcels
  • $224Kland basis via distressed payoff
Open in Google Maps
2912 Beatties Ford Rd · Charlotte NC 28216
11 · The Capital Offer

$3,000,000 of equity. Zero debt ahead of you.

One raise funds land, construction and carry with an $81,780 working capital cushion. Investors hold first-out priority on every dollar that comes back.

Class A $500,000 minimum

10%

Annualized preferred return

  • First-out priority alongside Class B
  • ~$58,300 preferred on $500K at the 14 month target
  • $1.5M of the raise allocated to Class A
Class B Under $500,000

8%

Annualized preferred return

  • Equal first-out priority, not subordinate to Class A
  • ~$9,300 preferred on $100K at the 14 month target
  • $1.5M of the raise allocated to Class B
Sponsor / Issuer JAM Development LLC
Instrument Preferred Equity · Two Classes
Capital Structure 100% Equity · No Senior Debt
Priority Return of Capital + Preferred, First Out
Hold Period 14 Months Target · 18 Months Outside
Subordinated Interests Landowner 40% · Developer 60%, Paid Last

Request the full Investment Memorandum.

The complete pro forma, capital deployment schedule, parcel breakdown, JV documentation and architectural set are available under NDA to qualified investors.

Thank you. We will be in touch within 24 hours.