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RealTIRR
In ExecutionDemo listingMultifamily · Value-add · Moderate risk

Harborline Courtyard — 12 Units

Fort Lauderdale, FL · General location shown; exact address is released in the diligence file to eligible investors.

Upscale boutique apartment building with palms in Fort Lauderdale

Twelve-unit garden-style courtyard asset with original interiors, acquired at a discount to renovated comparables in the same submarket.

Start with the key terms here, then use the sections below for financials, intelligence, property details, market context, the business plan, structure, risks and documents.

Financial Summary

One model, one set of numbers.

Purchase price
$3,200,000
Improvement / rehab budget
$450,000
Other project costs
$180,000
Contingency
$90,000
Total project basis
$3,920,000
Projected exit value
$4,900,000
Expected profit
$980,000
Projected return
25.0%
Projected IRR
7.7%
Investment term
36 mo
Cash yield
10.3%

Model rm-calc-1.0.0 · Assumptions: Projected exit value is a modelled estimate, not a contracted sale price.

Uses of capital

Every slice is the same figure shown in the table above.

$3.9MTOTAL BASIS
  • Purchase price82%
  • Improvement budget11%
  • Other project costs5%
  • Contingency2%

Where the exit value goes

Modelled split of projected exit value between recovered basis and profit.

  • Project basis recovered$3,920,000
  • Projected profit$980,000

Downside and upside scenarios

Same model, shocked inputs. Projected IRR under each case — modelled, not guaranteed.

7.7%

Base case

6.9%

Rehab +20%

4.0%

Exit −10%

6.6%

Term +6 mo

Investment intelligence

The reasoning behind the score.

Investment DNA

  • Acquisition90

    18% discount to renovated comparables.

  • Market84

    Broward rent growth moderating but positive.

  • Liquidity87

    Steady private and institutional bid for renovated stock.

  • Rehab76

    Full interior turns across twelve units.

  • Legal91

    Clean title; leases reviewed.

  • Climate66

    Coastal Broward flood and wind exposure priced in.

  • Neighborhood85

    Stable renter base near employment corridors.

  • Financial85

    Interest reserve funded through month 30.

  • Exit83

    Exit priced at a modest premium to current comps.

  • Data Quality94

    Full inspection, appraisal and rent roll on file.

Scores

86

RealTIRR Score

90

Confidence

RealTIRR Score evaluates the overall quality of an opportunity across acquisition, risk, liquidity, execution, downside protection, market conditions and data confidence. A higher projected return does not automatically produce a higher RealTIRR Score.

Model rm-score-2.4 · scored 2026-02-18

Key strengths

  • — Acquired at a clear discount to renovated comparables
  • — Complete diligence file supports a high confidence score
  • — Interest reserve funded well past the renovation window

Key risks

  • — Twelve interior turns create schedule and cost variance
  • — Insurance renewals in coastal Broward remain volatile
  • — Exit assumes a modest premium to current comparables

Data gaps

No outstanding data gaps recorded for this asset.

Property

Condition today, condition planned.

Upscale boutique apartment building with palms in Fort Lauderdale
DEMO · Exterior
Aerial view over the surrounding blocks
DEMO · Aerial context
Interior in current condition
DEMO · Interior — current condition
Improvement works under way
DEMO · Works in progress
Interior after planned improvements
DEMO · Interior — planned finish

Walkthrough

Ambient walkthrough footage for Harborline Courtyard — 12 Units

DEMO footage. Not a recording of this asset.

Layout

Harborline Courtyard — 12 Units

Schematic · DEMO
LIVINGKITCHENBED 1BED 2BATH
Diagram only. Not to scale, not a survey, and not an as-built record. Measured drawings publish in the document center once on file.
Upscale boutique apartment building with palms in Fort Lauderdale
Drag
Current conditionPost-execution
DEMO imagery. Illustrative comparison only — not a survey, rendering, or as-built record.

  • Improvement budget

    $450,000 programmed for the physical works.

  • Contingency

    $90,000 reserved against cost variance.

  • Programme

    36 mo from acquisition to modelled exit.

Location context

The block, not just the building.

Illustrative DEMO only

Illustrative layers

Planned layers

Flood zonesZoningPermitsDevelopment activityMarket heat

This diagram is not a live map or market-data product. Exact location and verified third-party context will appear after mapping and licensed data infrastructure is connected.

Market

Submarket data, when it can be verified.

Verified market intelligence coming online

RealTIRR will publish submarket pricing, inventory, transaction speed and rent trends for Fort Lauderdale, FL after a licensed data feed is connected and verified.

No placeholder market figures are displayed.

Business plan

Where this asset sits in its lifecycle.

  1. Acquired

  2. Execution

    Current phase

  3. Renovation

  4. Listed

  5. Under contract

  6. Exited

  7. Distribution complete

What does my investment represent?

Proposed participation terms, stated plainly.

Total offering size
$3,950,000
Total unit supply
39,500
Price per unit
$100
Minimum subscription
$10,000 · 100 units
Proposed participation per unit
0.0025% of total unit supply
Unit represents
Subject to final counsel-approved documents, one unit is proposed to reflect a non-voting economic membership interest in the offering SPV, not a direct interest in the real property.
Economic rights
Proposed pro-rata participation in net proceeds attributable to the asset after debt service, fees, reserves and SPV expenses. No voting or management rights are proposed.
Distribution rights
Under the proposed structure, distributions would occur only if and when declared by the SPV manager. No distribution is promised, scheduled or guaranteed.
Transfer restrictions
No secondary market is planned. The proposed terms restrict transfers except by operation of law or with manager consent, subject to applicable securities laws.
Exit treatment
The proposed treatment at an asset sale is redemption of units, pro-rata distribution of available net proceeds and cancellation of the units, subject to final documents.

These are the proposed terms for this offering. The structure has not been finalized by counsel, so nothing above creates a legal right, an entitlement to distributions, or an enforceable interest. Final terms will be set out in the executed offering documents.

Structure

Proposed structure at a glance.

  1. Physical asset

    Harborline Courtyard — 12 Units, Fort Lauderdale, FL

  2. SPV / legal entity

    RM Harborline SPV (proposed)

  3. Economic interests

    Defined by the entity's governing documents

  4. Digital representation

    Units recorded per the approved structure

  5. Investors

    Eligible, verified participants

Risk disclosure

Projections are modelled estimates and are not guaranteed. Real estate investments may result in the loss of some or all invested capital. Risks include project delays, construction cost overruns, market and interest-rate movements, limited liquidity, regulatory change, and risks specific to this property. There is no secondary market for these interests, and you should be prepared to hold until the project exits.

Read the full risk disclosure

Data Room

Documents, with clear status.

Eligible investors can review available diligence and official offering documents in the document center. Draft or pending items are labelled and are not presented as final.

Open document center