Property Details
Stabilized Occupancy  Below Market Rents  Repositioning Opportunity  NOI Growth 
Asset Profile
Value Add

Caswyck Trail

Marietta, GA

Multi-Family Property

This deal is oversubscribed

Join Wait-List
Olive Tree Property Holdings LLC New York, NY
Olive Tree Property Holdings LLC
  • IRR 31%
  • Equity Multiple 2.84x
  • Hold Period 4-5Y
  • Minimum Investment $50K
  • Year 1 Cash on Cash 5-7%
  • Stabilized Cash on Cash 14% in Y3
  • First Distribution Nov 2019
  • Distribution Frequency Quarterly
  • Co-Investment 5%
  • Preferred Return 10%
  • Investor Profit Share 50%
  • Asset Profile Value Add
  • Loan-to-Value 83.5%
  • Current Occupancy 92%

About this Property

Why This Property?

Olive Tree Property Holdings: Caswyck Trail is an under-performing property being acquired off-market in the rapidly growing sub-market of Marietta, located in Cobb County. With the property being eligible to exit the affordable program in three years, the in place rents are 25% below the affordable rent ceilings and 32% below comparable market rate properties. The current lagging operational performance coupled with growing employment and market rents positions this asset well for our value-add business plan, which includes renovating unit interiors, enhancing curb appeal and remarking unit rents.



Why Do You Like This Strategy?

Olive Tree Property Holdings: Identifying markets and sub-markets where employment/population/rents are growing in tandem with pinpointing properties that are operating below average is key to our business plan. Acquiring these assets off-market and well below replacement cost (i.e. at a low basis) provides a buffer or downside protection against increases in new supply (i.e. recently constructed housing). Market rents in Marietta have grown at an average of 7% year-over-year for the past 36 months. Cobb County is one of the hundred wealthiest counties in the US, with a MHI of $79K. Caswyck shares a property line Windy Hill, the 257 unit property we acquired in March. This will provide meaningful operational, managerial and cost synergies through the combined scale of both assets.



How Are You Mitigating Risks?

Olive Tree Property Holdings: Olive Tree aims to acquire properties through off-market transactions at a deep discount to replacement cost thereby creating a buffer against growth in new supply. In addition to our thesis of acquiring assets well below replacement cost and their robust due diligence systems, the Olive Tree team takes an activist approach to asset management and property management. The Life Properties is an affiliate of Olive Tree which allows us to have tremendous oversight and control of the day to day operations. This will be Olive Tree’s 18th multifamily acquisition since inception and 14th in Atlanta, and Olive Tree currently owns a 257-unit asset immediately adjacent to the subject property, Windy Hill.

About this Property

Why This Property?

Olive Tree Property Holdings: Caswyck Trail is an under-performing property being acquired off-market in the rapidly growing sub-market of Marietta, located in Cobb County. With the property being eligible to exit the affordable program in three years, the in place rents are 25% below the affordable rent ceilings and 32% below comparable market rate properties. The current lagging operational performance coupled with growing employment and market rents positions this asset well for our value-add business plan, which includes renovating unit interiors, enhancing curb appeal and remarking unit rents.



Why Do You Like This Strategy?

Olive Tree Property Holdings: Identifying markets and sub-markets where employment/population/rents are growing in tandem with pinpointing properties that are operating below average is key to our business plan. Acquiring these assets off-market and well below replacement cost (i.e. at a low basis) provides a buffer or downside protection against increases in new supply (i.e. recently constructed housing). Market rents in Marietta have grown at an average of 7% year-over-year for the past 36 months. Cobb County is one of the hundred wealthiest counties in the US, with a MHI of $79K. Caswyck shares a property line Windy Hill, the 257 unit property we acquired in March. This will provide meaningful operational, managerial and cost synergies through the combined scale of both assets.



How Are You Mitigating Risks?

Olive Tree Property Holdings: Olive Tree aims to acquire properties through off-market transactions at a deep discount to replacement cost thereby creating a buffer against growth in new supply. In addition to our thesis of acquiring assets well below replacement cost and their robust due diligence systems, the Olive Tree team takes an activist approach to asset management and property management. The Life Properties is an affiliate of Olive Tree which allows us to have tremendous oversight and control of the day to day operations. This will be Olive Tree’s 18th multifamily acquisition since inception and 14th in Atlanta, and Olive Tree currently owns a 257-unit asset immediately adjacent to the subject property, Windy Hill.

Offered By

Login or Register to See More Details

Available to Registered Users

  • Get to know the sponsor behind the offering with key information
  • See an overview of their experience and success
  • Understand their investment strategies
  • Easy access to contact the sponsor directly to learn more
Assets Under
Management

Currently
$300MM 10+ assets
Exited
$20.2MM less than 10 assets
Portfolio LTV
70%  
Historical
Realized Returns

Total IRR
59%  
Equity Multiple
2x  
Annual Cash
11.5%  
Years Of
Experience

As Principals
30+ years  
In Business
3 years  
Size
15 Staff * Dedicated investor relations
* All information is reported by Olive Tree Property Holdings LLC as of 7/10/2019.
Assets Under
Management

Currently
$300MM 10+ assets
Exited
$20.2MM less than 10 assets
Portfolio LTV
70%  
Historical
Returns

Total IRR
59%  
Equity Multiple
2x  
Annual Cash
11.5%  
Years Of
Experience

As Principals
30+ years  
In Business
3 years  
Size
15 Staff * Dedicated investor relations
* All information is reported by Olive Tree Property Holdings LLC as of 7/10/2019.

Financials

Login or Register to View Financials

Available to Accredited Investors:

  • Get an overview of important financial details to make a smarter investment
  • Analyze the financial pro forma to see how projected returns are distributed over time
  • Review source and uses and other important details
Offering Financial

Sponsor Diligence Report

Login or Register to View Report

Available to Accredited Investors:

  • View principal experience
  • Review background check results
  • Track record verification
Diligence Preview

Location Details

Marietta, GA

Marietta lies north of the city of Atlanta within Cobb County. The property sits adjacent to another asset which Olive Tree owns and manages, The Life at Windy Hill. Caswyck Trail is surrounded by a number of single family homes in the low $100K to mid $200K value range and Osborne High School. This school is part of the Cobb County School District and is undergoing a $30 million renovation. Cobb County boasts Georgia’s #1 ranked public school system and the lowest RE tax rates in the Greater Atlanta MSA.

Documents

Login or Register to View Documents

Available to Accredited Investors:

  • View, download, and print the offering PPM (Private Placement Memorandum)
  • View, download, and print the detailed financial projections
  • Access all of the important documents for this offering in one place
Offering Agreement Documents

Frequently Asked Questions

Below are some of the most frequently asked questions about this offering.

RealCrowd is free for investors. RealCrowd charges a technology access fee to the operating partner for our services. We do not charge investors any upfront fees, ongoing asset management fees or promote/carried interest in the investments.

RealCrowd offerings are open to accredited investors. RealCrowd does not recommend or advise on any offering on our platform. While we have minimum history and experience threshold for sponsors who post on our platform, if you are unable to perform your own due diligence, please consult with an attorney or financial advisor prior to making an investment.

RealCrowd is a marketplace that connects investors with qualified sponsors. We strive for transparency and impartiality. For this reason, we do not participate in any offerings on our site.

Have a Question?

Send Olive Tree Property Holdings LLC and/or RealCrowd a message. If you have a question about this offering ask Olive Tree Property Holdings LLC. If you have a question about the transaction process or other general inquiry, RealCrowd will be happy to help.

Please resolve the captcha and submit.

We'll get back to you soon!

In the meantime, you can create an account to view detailed information about Caswyck Trail.

In the meantime, please review the offering documents and financials.

Sign Up for our free 6 week course on the fundamentals of commercial real estate investing.