Looking for cash investor $250k 60%-150% ROI in 24+/- months

[Troy Knight]

I'm a Realtor and house flipper in the Charlotte, NC market. Our company flips ab out 15-20 houses per year. The way our company is set up, everyone has their own group of investors but we all utilize the same crews and contractors with myself and the BIC acting as GC.

I'm looking for an investor to invest in land development. While this may be foreign to me, making money, and the town I plan to utilize is not. I started my first business when I was 14 and was making enough money to buy myself a nice convertible when I turned 16. I grew up in the town I plan to take on with land development and moved back here after serving in the US Military.

Here are the investment numbers
Land acquisition $135,000-$150,000
Land survey $8,000
Architectural drawings and zoning $16,000
Land development in to 19-24 lots based on survey and development $40,000-$60,000
New brick signs for neighborhood entrance $12,000

Here are the return numbers
Sales price of $25,000 each lot (Low side): $500,000
Realtor fees: $50,000
Lawn Maintenance $5,000
Return :$445,000 being conservative....$643,000 being realistic with 24 lots at $30k each
My management/finders fee 20% of the net return.
I will also act as Realtor for the land. The Realtor Fees are split between me and the buying agent.

I already have a 10 acre plot sourced. Across the street are 3 neighborhood that have all be built in the previous 3 years that have a real estate sales price of $100-$110 per square foot sold. The homes in those neighborhoods were often under contract before or during construction. We likely won't conduct any construction, unless you the investor would care to take it on. If you do, I have the general contractors in place that would act as our builders with the potential of you making $15,000-$25,000 per home built but the investment of building a model home of around $$230,000

Comps for lots support a $25,000-$35,000 sales price. The benefits of this neighborhood are that it's two blocks from the number 2 highschool in the county, 2 blocks from the coming town center which the town currently lacks and is looking forward to greatly. It's on the route that takes you to a new 800 home development. (That development is another 10-12 minutes down the road; when you have little Johnny and ice cream in your car, no one wants to spend that extra time going home when they don't have to).

Average time for a neighborhood this size to fill up and sell out is 18-24 months based on regional averages with outliers taking up to 42 months.

Upon further discussion, an NDA will be signed and location discussed further along with supporting articles and comps.

Feel free to email me at [email protected] or Text/Call 704-619-3302

Check out our YouTube channel to see a few of the flips we did last year www.YouTube.com/ProvidenceMGMT

[Jay Hinrichs]

@Troy Knight 

  the 40 to 60k is JUST the engineering plans and survery work does not include actually building this out.. after re reading this.. your wasting your time big time.. only way this makes sense is for the lots to be worth 75k or so.. Little more leg work is needed on your side to get a reality check of what RE development really costs.

YOu can go to the RE development forum I posted pictures of a subdivision I am doing in Oregon 27 lots... its costing us right at 900k to build it out.. does not include land or soft costs.. IE engineering survey etc.. now the lots are worth 100k when we are done. and houses 350k.. so there is money in that deal...

There are a few truisms in land development   It will always cost more and take longer.

I suspect with a 25 to 35k lot value market there is no opportunity at all .. the only one's that can make that work are the big boys  IE the 800 unit subdivision you talk about .. they get scale