Important: This offering is made pursuant to Regulation D, Rule 506(c) of the Securities Act of 1933. It is available exclusively to accredited investors as defined in Rule 501(a). This is not an offer to sell or a solicitation to buy securities. Past performance is not indicative of future results. All investments involve risk, including possible loss of principal. Please review the Private Placement Memorandum (PPM) for complete risk disclosures before investing.
The First Class A Product
in 40+ Years
Creekside Ranch is a shovel-ready, 168-unit Class A development in El Campo, Texas — 70 miles from Houston along the I-69 corridor. This represents the first institutional-quality multifamily product in 40+ years, addressing severe housing demand in a market with near-100% occupancy and zero competing Class A supply.
El Campo's housing demand is driven by Amazon fulfillment, FedEx distribution, CPKC intermodal, and a new $48M hospital — all generating a 13% higher daytime vs. nighttime population of inbound commuters. A third-party market study validates 355–507 residual units of demand post-delivery. There are 238 pre-qualified households already on file — 1.4x the project size.
TriArc is executing on a GMP contract with a performance bond, fixed-rate non-recourse USDA 538 financing, and in-house property management with 9 prior Class A lease-up executions. Two TriArc partners are from El Campo with deep local market knowledge.
Ready to Review the Full Offering?
Accredited investors can request the Private Placement Memorandum, financial model, and schedule a call with Joseph Bramante.
By requesting the PPM, you confirm you are an accredited investor as defined under SEC Rule 501(a).
Creekside Ranch — Renderings & Interiors
Deal Terms
| Offering Type | Reg D 506(c) — Accredited Only |
| Minimum Investment | $100,000 |
| Total Equity Raise | $10,184,729 |
| Preferred Return | 8% annual, cumulative |
| Profit Split | 70/30 (LP/GP) after pref & ROC |
| Hold Period | 36 months |
| Projected IRR | 25.8% base / 33.5% best case* |
| Equity Multiple | 1.93x base / 2.30x best case* |
| Address | 1010 West Loop, El Campo, TX 77437 |
| Units | 168 units across 8 buildings |
| Site | 26 acres (Phase 1: 12 acres) |
| Avg Unit Size | 927 SF |
| Avg Rent | $1,592/month ($1.72/SF) |
| Market Position | First Class A product in 40+ years |
| LP Equity | $10.2M (32.3%) |
| Senior Debt (USDA 538) | $21.4M (67.7%) |
| Total | $31.6M |
| Land | $0.6M |
| Hard Costs | $26.3M |
| Soft Costs | $2.7M |
| Financing | $2.0M |
| Total | $31.6M ($188K/unit) |
* Projected returns. Not guaranteed. Best case includes tax abatement upside subject to HFC litigation (TBD). Base case assumes no abatement. See PPM for full risk disclosures.
168 Units Across 3 Floor Plans
| Type | Units | SF | Rent |
|---|---|---|---|
| 1BR / 1BA | 72 (43%) | 639–797 SF | $1,229–$1,434 |
| 2BR / 2BA | 84 (50%) | 1,018–1,126 SF | $1,717–$1,844 |
| 3BR / 2BA | 12 (7%) | 1,413 SF | $2,254 |
| Total / Avg | 168 | 927 SF avg | $1,592 avg |
8,000+ SF Community Package
- — Resort-style pool with lazy river
- — Fitness center
- — Clubhouse with theater room & hunting simulator
- — Outdoor kitchen
- — Walking trails & dog park
- — Professional management
- — In-unit washer / dryer
- — Hard surface counters
- — Custom cabinetry
- — High-speed internet
- — Modern finishes throughout
Market Snapshot
3-mile radius data. 70 miles from Houston CBD via I-69 corridor.
Third-party market study confirms 355–507 residual units needed post-delivery. 238 pre-qualified households already on file — 1.4× the project size.
$100,000 Investment Example
| IRR | 25.8% |
| Equity Multiple | 1.93x |
| Net Profit | $93,000 |
| Hold | 36 months |
| IRR | 33.5% |
| Equity Multiple | 2.30x |
| Net Profit | $130,000 |
| Hold | 36 months |
* Projected returns. Not guaranteed. Tax abatement subject to HFC litigation (TBD). Base case assumes no abatement. See PPM for full disclosures.
How We've De-Risked the Deal
36-Month Hold → Stabilized Sale
Targeting stabilized sale at a 6.0% cap rate to tertiary market buyers — regional operators, PE funds, and family offices.
| Assets Under Management | $300M |
| Avg IRR (4 exits) | 23.2% |
| Avg Equity Multiple (4 exits) | 2.54x |
| Profitable Track Record | 100% |
| Local Market Edge | 2 Partners from El Campo |
Documents & Due Diligence
Available to accredited investors upon request. Contact us to receive access to the full document package.
Access to deal documents is provided exclusively to accredited investors who have completed our investor qualification process. Contact us to request access.
Ready to Invest in Creekside Ranch?
Request the PPM and schedule a call with Joseph Bramante. Minimum investment $100,000 — accredited investors only.
Request PPM & Schedule a CallFor accredited investors only. Pursuant to Regulation D, Rule 506(c). Projected returns are not guaranteed.