148-Unit Premium Community in Celina

The project envisions a high-density, LEED-certified Garden-Style Multifamily Community featuring 148 premium apartment units. With a speculated construction cost of $225/sqft, the plan includes comprehensive site development: advanced soil stabilization, modern basement/foundation engineering, and high-strength concrete-steel architecture. The 7.4-acre site will offer a "resort-living" environment, integrating expansive surface parking, a modern children’s playground, and an engineered smart-drainage system. This development is designed to provide luxury workforce housing in the heart of Celina’s most active residential pipeline.   

Financial Breakdown:  

We deem to divest our shareholding at $1/per share having launched 5.785 millions of shares (as per the market value of the land, which composes 100% of the equity)

The mortgage rate (6.00%) exceeds the exit cap rate (5.00%), meaning we are in negative leverage territory. This means leverage mathematically dilutes the unlevered return, yet the levered IRR remains 20.81%, indicating that the project's capital appreciation and NOI growth compensate for the negative leverage effect. Secondly, the hurdle rate sits very low, even lower than the mortgage rate. Conventionally equity should demand at least 300 to 500 basis points above the mortgage rate, which would put our hurdle at 9.00% to 11.00%.