Eastern Shores Capital sources, underwrites, and syndicates carefully selected real estate opportunities — each structured as its own LLC with full transparency from first capital call to final distribution.
$4.2M
Capital Deployed
8
Active Projects
18%
Avg. Target IRR
Multi-Family Residential
Commercial Retail
Value-Add Acquisitions
Single-Purpose LLC Structure
Senior LP Priority
Milestone-Based Capital Calls
Self-Brokered Exits
Maryland · Mid-Atlantic
Multi-Family Residential
Commercial Retail
Value-Add Acquisitions
Single-Purpose LLC Structure
Senior LP Priority
Milestone-Based Capital Calls
Self-Brokered Exits
Maryland · Mid-Atlantic
The Process
Simple. Transparent. Structured to Protect You.
01
We Source the Deal
We identify opportunities through MLS, Crexi, and off-market channels — underwriting thoroughly before presenting any offering to investors.
02
Review & Commit
Browse the deal room, review financials and projections, then commit. The first investor earns Senior LP status — priority in distributions.
03
LLC Formation
Each project forms its own LLC with its own bank account. You execute your LP agreement digitally. If the target isn't reached, funds are returned in full.
04
Track & Earn
Monitor ownership percentage, milestone progress, expenses, and distributions — all in your investor dashboard, in real time.
Deal Room
Current Offerings
🔒
Accredited Investors Only
Create an account and complete your investor profile to access the full deal room, document vault, and construction progress tracking.
Deal Architecture
Every Deal is Its Own LLC
Clean separation of risk. Your investment stays in a single-purpose vehicle with defined ownership percentages, a clear waterfall, and full expense transparency.
General Partner
Eastern Shores Capital
20%
Project LLC · Single-Purpose Vehicle
Senior LP
1st Investor
LP 2
Pro-rata
LP 3+
Pro-rata
First investor to commit earns Senior LP status — priority in the distribution waterfall
LP ownership percentage is proportional to capital contributed — no hidden dilution
Preferred return of 8% paid to LPs before GP promote is earned
If funding target is not reached, 100% of committed capital is returned
Each LLC maintains its own dedicated bank account and credit card
Full expense reporting and distribution tracking in the investor portal
Each LLC is legally separate — one project's outcome never affects another
ESC
Get Started
Ready to Invest Alongside Eastern Shores Capital?
Create your investor account to access the full deal room, document vault, and construction progress tracking.
Welcome back
Overview
Capital Structure
Document Vault
Construction
Total Invested
—
Across all LLCs
Active Projects
—
Live in portfolio
Open Capital Calls
—
Awaiting payment
Total Distributions
$0
Paid to date
Sample Preview
Portfolio Value
How your investment grows over the hold period
$650k
$550k
$450k
$350k
Month 1Month 6Month 12Month 18Exit
+18.4%
Target IRR
8%
Pref. Return
24 mo.
Hold Period
Sample Preview
Deal Allocation
Your capital by project
Deal A — Residential
45%
Deal B — Commercial
35%
Deal C — Mixed Use
20%
Your Deals
Distribution History
Sample Preview
Deal
Type
Amount
Date
Status
Harborview Apts II
Preferred Return
$8,400
Dec 15, 2025
Paid
Harborview Apts II
Interim Distribution
$12,000
Mar 1, 2026
Pending
Your actual distribution history will appear here once deals are active and distributions are issued.
Returns Tracker
Sample Preview
Deal / LLC
Invested
Target IRR
Current IRR
Pref. Return
Hold Period
Harborview Apts II
ESC-001 · Senior LP
$150,000
18%
11.2%
8% / yr
18 of 24 mo.
Chesapeake Commons
ESC-002 · LP
$75,000
21%
—
8% / yr
3 of 36 mo.
Your actual deal returns and IRR tracking will populate here once you are invested in active deals.
Capital Structure
Each deal is funded in structured stages — from initial security deposit through final marketing. Every call is tied to a specific milestone and tracked here in real time.
Target Raise
—
Initial Deposit
—
Call 1 · Earnest money
Total Funded
—
Capital Calls
—
Distribution Waterfall
How proceeds are distributed at exit — in strict order of priority
Step 1 · First Priority
Return of Capital
100% of invested capital returned to all LPs before any profits are distributed
LPs First
→
Step 2 · Second Priority
8% Preferred Return
Cumulative 8% annual preferred return paid to LPs before GP earns any promote
LPs Second
→
Step 3 · Remaining Profits
80 / 20 Split
All remaining profits split 80% to LPs pro-rata, 20% GP promote to Eastern Shores Capital
80% LP · 20% GP
Senior LP advantage: The first investor to commit receives Senior LP status — priority positioning within the LP class for both return of capital and preferred return distributions.
Raise Progress
Total funded vs. target raise
$0 raisedTarget: —
0% funded·Select a deal above
Call Purpose
Amount
% of Total
Progress
Status
1
Earnest Money Deposit
Due at contract execution
$25,000
5% of total
$25,000 received
received
2
Acquisition & Closing Costs
Due at closing
$175,000
35% of total
Awaiting payment
pending
3
Renovation — Phase 1
Structural & systems
$150,000
30% of total
Not yet issued
scheduled
4
Renovation — Phase 2 & Lease-up
Finishes & marketing
$150,000
30% of total
Not yet issued
scheduled
Sample capital call schedule — your actual calls will appear here once issued by Eastern Shores Capital.
Document Vault
All deal documents organized by category. Closing statements, LLC agreements, invoices, permits, and tax documents — everything in one place.
📁
All Documents
0 files
🏠
Closing
0 files
🧾
Invoices
0 files
📋
LLC Docs
0 files
📊
Tax / K-1s
0 files
Document
Category
Uploaded
Action
📂
No documents yet
Documents will appear here as they are uploaded — closing statements, LLC agreements, invoices, and tax filings.
Construction Progress
Track every phase of your project from demo through punch list. Updated in real time as milestones are completed.
Overall Progress
—
Current Phase
—
Phases Complete
—
Est. Completion
—
Sample Preview
Phase Timeline
Visual schedule — each bar represents a construction phase
Month 1Month 3Month 6Month 9Month 12
Demo & Site Prep
100%
Foundation & Framing
100%
MEP Rough-In
65%
Insulation & Drywall
0%
Finishes & Fixtures
0%
Punch List & CO
0%
Your actual construction timeline will appear here once phases are added by Eastern Shores Capital.
Sample Preview
Budget vs. Spent
Per phase budget tracking
Phase
Budget Usage
Budget
Spent
Demo & Site Prep
100% used
$18,000
$18,000
Foundation & Framing
100% used
$52,000
$52,000
MEP Rough-In
65% used
$68,000
$44,200
Insulation & Drywall
Not started
$35,000
—
Finishes & Fixtures
Not started
$82,000
—
Actual budget and spend data will appear here once phases are active.
Apply as an Investor
Create your account to access the deal room, documents, and construction tracking.