LP Deal Room
362-unit Class-A 55+ Active Adult ground-up development in Apopka, Florida (Orlando MSA). Presented by Albert Diodonet, General Partner.
A 362-unit Class-A 55+ Active Adult ground-up development in one of the fastest-growing markets in Florida — with zero Class-A competition and structural demographic tailwinds.
Ground-up development followed by stabilization, a cash-out refinance, and final institutional exit — with Meritage Homes funding horizontal work before LP capital is deployed.
Base case targets: 4.2x equity multiple, 33% IRR, ~65% average annual return over a ~5-year hold. Returns structured to prioritize full LP capital return before any GP distributions.
Trinity Development Partners (70+ combined years), Kaufman Lynn Construction (GMP, $1B+ bonding), and Colonial Oaks Senior Living (95%+ occupancy track record since 1977).
Ground-up development carries construction, lease-up, refinance, and exit risks. Every risk is documented with LP concerns, team mitigations, and due diligence questions.
Review the materials, schedule a call with Albert to ask your questions, then access the Cash Flow Portal to review the full offering package and subscription documents.
10,000 Baby Boomers turn 65 every single day through 2030. This demographic wave is already underway — not a projection.
10K/day through 2030National undersupply of 55+ Active Adult housing is severe. The market cannot build fast enough to meet structural demand.
369K-unit national gapThe target resident profile at Cascades at Marden is affluent, educated, and ready to downsize into premium amenities.
$95,703 median HHIApopka is among the fastest-growing cities in Central Florida, anchored by the $1.2B Wyld Oaks mixed-use development and strong employment.
21% pop growth since 2020Meritage Homes funds $13.8M in horizontal site work before LP capital is called. The highest-risk construction phase is backstopped by a public homebuilder (NYSE: MTH).
Meritage funds horizontalThere is zero Class-A 55+ Active Adult competition in Apopka. This is a clear, uncontested market with 1,746 qualified households within 5 miles.
Zero Class-A competitionReady to talk numbers?
Schedule a Call with Albert →Full deal overview including market analysis, financial projections, team profiles, and investment thesis.
Download PDF →Detailed financial model with development costs, revenue projections, waterfall analysis, and sensitivity scenarios.
View in Portal →Complete legal offering document with all disclosures, risk factors, and investment terms per SEC Regulation D.
View in Portal →Full LLC Operating Agreement detailing LP/GP rights, the distribution waterfall, voting provisions, and transfer restrictions.
View in Portal →Verified wire instructions available exclusively through the secure Cash Flow Portal. Never wire from email instructions alone.
Access in Portal →Create your account, review all documents, sign your subscription agreement, and manage your investment in one secure place.
Access the Portal →You contribute capital, not time. There are no management responsibilities, no day-to-day decisions, and no calls for your operational input.
No personal liability beyond your investment. Your exposure is limited to the capital you contribute — nothing more.
Returns flow through two events — a Year 4–5 cash-out refinance expected to return a significant portion of LP capital, followed by the final exit sale delivering the full equity multiple.
You must be an accredited investor — defined as $200K+ annual income (or $300K+ joint), or $1M+ net worth excluding your primary residence.
Treat this as a 5-year illiquid commitment. There is no secondary market for LP interests. Capital should not be needed during the hold period.
Kaufman Lynn Construction — Tunnel Form Build System
General Partner and Investor Relations
Experienced real estate General Partner with active roles in multifamily real estate syndications. Albert is the primary point of contact for all LP inquiries, capital coordination, and investor communications throughout the hold period. He ensures every LP has direct access, timely updates, and clear answers at every stage.
Schedule a Call with Albert →General Partner
Investor Relations
Diana Diodonet serves as General Partner and Investor Relations, bringing 15+ years across real estate operations, financial auditing, and business leadership — including her work as CEO of a Christie's International Real Estate team and her foundation in financial analysis built at Ernst & Young. She oversees investor onboarding, document management, milestone communications, and reporting — ensuring the backend of this deal runs with precision so every LP has timely access to materials and answers at every stage of the hold.
Send an Email →Experienced CFO/COO/CEO with 35+ years in capital markets, real estate, and structured finance across banking, healthcare IT, aerospace manufacturing, and commercial real estate.
35+ years in real estate development, construction, architecture, and sustainable energy-efficient projects.
15+ years in property development completing 800+ construction projects. Coordinates with Kaufman Lynn on GMP milestones.
Actively managing 1,300+ multifamily units and 5 ground-up development projects across Florida and the Southeast.
Based on $100,000 investment
Projected returns are based on base case underwriting assumptions and are not guarantees of performance. Actual results may differ materially. Consult your financial advisor before investing.
Ready to talk numbers?
Schedule a Call with Albert →| Cap Rate | Avg Annual | Multiple | IRR |
|---|
All projections based on base case underwriting. Returns are not guaranteed. Review the full proforma in the Cash Flow Portal for complete financial modeling.
Meritage Homes funds the horizontal phase entirely — removing the highest-risk construction period from LP exposure before a single dollar of investor capital is deployed.
Kaufman Lynn, Colonial Oaks, and Meritage are independent operators — each contractually accountable for their scope. No single point of failure in the execution stack.
Zero Class-A 55+ competition in Apopka. 1,746 qualified households within 5 miles. 10,000 Boomers turning 65 every day — a structural tailwind, not a trend.
The 6.0% exit cap rate is the most conservative scenario modeled. Current Orlando Class-A cap rates are running 4.9–5.1% — base case assumes meaningful expansion from today's market.
Full offering package available in the Cash Flow Portal: Offering Memorandum, Operating Agreement, detailed proforma, and verified wire instructions.
Acquisition fee 3% of land. Property management 3.5% to Colonial Oaks. Asset management 1% of monthly collections. Zero disposition fee. Zero refinance fee. All returns are net of fees.
This deal runs on an LP-first waterfall. Every LP investor receives their full return of capital before the General Partners receive a single dollar of profit. The GPs only win when you win. This alignment is written into the Operating Agreement.
Decide with clarity.
This deal room exists so you can invest — or decline — with full information. No pressure. Only what you need to make a decision you feel confident about.
General Partner — Investor Relations
Questions before you commit? Albert is your direct line. No sales pressure — just straight answers.
Schedule a Call with Albert →Documents · Subscriptions · Wire Instructions
Create your account, review all offering documents, sign your subscription, and manage your investment in one secure place.
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