Private Real Estate Investment

Institutional Access.
Transparent Structure.

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.

Multi-Family Residential
Commercial Retail
Value-Add Acquisitions
Single-Purpose LLC Structure
Senior LP Priority
Milestone-Based Capital Calls
Self-Brokered Exits
South Florida · Miami-Dade
Multi-Family Residential
Commercial Retail
Value-Add Acquisitions
Single-Purpose LLC Structure
Senior LP Priority
Milestone-Based Capital Calls
Self-Brokered Exits
South Florida · Miami-Dade
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 & LP Status
Each project forms its own LLC. You hold a Limited Partner interest — no management obligations, no personal liability beyond your investment. As an LP, you receive a K-1 reflecting your share of depreciation, passive losses, and real estate income — positioning you to qualify for real estate professional tax benefits.
04
Track, Earn & Deduct
Monitor ownership percentage, milestone progress, expenses, and distributions in real time. At year-end, receive your K-1 showing depreciation pass-through, passive loss deductions, and real estate income — all reportable against your personal tax liability.
Active Pipeline

Current Deal Flow

A curated look at what's moving through our pipeline — with full transparency inside the portal.

Active Pipeline
Sourcing
Under LOI
Diligence
Offered
Deals move through our pipeline before being offered to LPs
YOUR INVESTOR PORTAL Always live
OVERVIEW
CAPITAL
DOCS
BUILD
📊
Capital Structure — ownership %, waterfall, distributions
📄
Document Vault — PPM, subscription, OA, K-1s
🏗
Construction Tracker — milestones, budget, photos
💰
Distributions — payments, IRR, K-1 delivery
Know Where Every Dollar Goes
ON TRACK
Budget
$375K
Deployed
$127K
Progress
34%
Your Share
$23.7K
Foundation
✓ Complete
Framing
● In Progress
Electrical
○ Upcoming
LIVE DEAL ROOM ACTIVE
Wellington Apartments
Multi-Family · Value-Add · West Palm Beach
IRR
22%
Multiple
1.8×
Pref
8%
Raise Progress60%
DEAL ACTIVITY Live
📍
Site visit completed · Lantana, FL
Today
📄
LOI drafted · Under internal review
Yesterday
🔍
Zoning confirmed · Palm Beach County
3 days ago
📞
Seller call · Terms discussed
5 days ago
🗂
Property added to pipeline
1 week ago

As an Eastern Shores LP, you get full access to everything — every deal, every update, every milestone. No waiting on quarterly letters. Your portal is always live.

Our Markets

South Florida
Focus

We concentrate on high-growth submarkets across South Florida — from Palm Beach County down through Broward and Miami-Dade — where population inflow, limited land supply, and rental demand create asymmetric upside for disciplined operators.

Primary
Palm Beach
Luxury waterfront, high-net-worth rental demand, boutique commercial, and premier residential repositioning.
Primary
West Palm Beach
Rapid downtown growth, value-add multifamily, mixed-use infill, and workforce housing near the Brightline corridor.
Miami
Urban core value-add multifamily, mixed-use conversions, and infill development.
Fort Lauderdale
Coastal workforce housing, small commercial retail, and 1031 exchange repositioning.
Hollywood
Emerging neighborhoods with rapid appreciation, walkable downtown, and waterfront potential.
Homestead
Affordable housing corridor with strong rental demand and below-market entry prices.
Deal Criteria
$200K–$2M total project cost · Value-add or ground-up · 12–24 month hold · 15%+ target IRR · Single-purpose LLC structure
Three Ways to Invest

Deploy Capital.
Or Leverage Your Balance Sheet.

Eastern Shores Capital offers structured LP tracks depending on your financial strategy. Whether you are deploying retail cash, leveraging personal credit, or allocating institutional capital — every track provides K-1 tax reporting and pro-rata ownership.

Our structures are built to accommodate standard cash investments alongside complex tax-optimized debt guarantees.

Track 01
Cash Investor

Wire your investment directly into the project LLC. Your LP ownership is proportional to your capital contribution. Receive an 8% preferred return annually before any GP promote, then 40% of remaining profits pro-rata.

  • ✓ 8% preferred return
  • ✓ 40% LP profit share above pref
  • ✓ Depreciation pass-through on K-1
  • ✓ Passive loss deductions
  • ✓ No management obligations
Tax Optimized
Track 02
Debt Guarantor

Personally guarantee a portion of project financing instead of wiring cash. Your LP ownership is proportional to your guarantee amount. The debt sits on the property — you capture the interest deduction, depreciation, and passive losses on your personal return.

  • ✓ Ownership based on guarantee amount
  • ✓ Interest deduction pass-through
  • ✓ Depreciation & passive losses on K-1
  • ✓ Real estate professional status support
Track 03
Family Offices

Custom-structured allocations for family offices, syndicates, and institutional capital. Direct access to off-market deal flow with specialized fee structures and dedicated GP reporting.

Investor Advisory & Professional Participation

Documented Advisory Roles.
Scheduled Professional Assignments.

Every Eastern Shores Capital limited partner receives a formal advisory designation on each deal LLC, plus access to the Professional Participation Program — a structured weekday assignment stream delivered by email and calendar invitation. Together they support contemporaneous time records, material participation analysis under IRC §469(c)(7), and Real Estate Professional hour documentation. Enroll in My Portal after account approval.

Component 01 · Included With Your LP Account
Professional Participation Program

Enrolled investors receive one scheduled assignment each business day (Monday–Friday, 8:00 AM Eastern). Each delivery includes a professional email summary and a calendar invitation (.ics) with a defined duration — market research, industry analysis, field work, broker outreach, and continuing education. Accept invitations to document scheduled professional time on your calendar.

Delivery
Mon–Fri · 8:00 AM ET
Email + calendar invitation
Component 02 · Per-Deal LLC Designation
Advisory Role With Every Investment

Each deal LLC includes a designated advisory position recorded in the operating agreement — aligned to construction oversight, acquisition research, asset management, or property operations. You select the role that matches your professional background; Eastern Shores Capital issues deal-specific assignments and maintains the documentation trail.

Designation 01
Construction Oversight Advisor
Review construction phase reports, attend scheduled site walkthroughs, and provide written feedback on build progress and milestone completion.
Scheduled activities: site visits · phase report review · contractor conference calls
Typical profile: Construction & engineering
Designation 02
Acquisition Research Analyst
Review underwriting packages, comparable market data, and acquisition thesis materials prior to LLC formation and capital deployment.
Scheduled activities: underwriting review · comp analysis · acquisition diligence calls
Typical profile: Finance & investment analysis
Designation 03
Asset Management Liaison
Review monthly asset performance reports, budget-versus-actual tracking, and participate in scheduled investor update calls.
Scheduled activities: performance report review · budget calls · variance analysis
Typical profile: Asset management & operations
Designation 04
Property Operations Consultant
Review property management decisions, vendor selection reports, and operational expense summaries for stabilized assets.
Scheduled activities: operations report review · vendor evaluation · management calls
Typical profile: Property management & hospitality
Tax & Compliance Framework
Real Estate Professional
750+ hours of qualifying real estate activity annually may support Real Estate Professional status — a prerequisite for treating rental losses as non-passive against ordinary income. Consult your tax advisor.
Material Participation
Documented advisory activity and accepted calendar assignments support analysis under IRC §469(c)(7) material participation rules for each LLC investment.
K-1 & Operating Agreement
Your advisory designation is recorded in the LLC operating agreement and reflected on your annual Schedule K-1.

Advisory designations carry no voting rights, no management authority, and no ability to direct or remove the General Partner. All investment decisions remain solely with Eastern Shores Capital (Arbusman LLC DBA Eastern Shores Capital). Professional Participation enrollment is available in My Portal under Overview. This overview is not tax or legal advice.

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% equity · 60% of profits above pref
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% per annum paid to LPs before any GP promote is earned
  • Profits above the preferred return split 60% GP / 40% LP
  • 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
  • LP interests are non-managing — investors hold no voting rights, no authority over project decisions, and no ability to remove or replace the General Partner
  • All operational, financial, and strategic decisions are made solely by Eastern Shores Capital as General Partner
1031
Sell Smart Buy Smart 1031™
Sell Smart.
Buy Smart.
Most investors sell a property and scramble to find a replacement — overpaying just to meet the IRS deadline. With Eastern Shores Capital, your next investment is already lined up. Roll your proceeds into a professionally managed real estate asset, on time, at the right price.
Our proprietary Sell Smart Buy Smart 1031™ framework combines deal pipeline pre-positioning, accelerated QI coordination, and structured LLC sequencing to eliminate the panic that plagues traditional exchanges. We don't just help you meet the deadline — we engineer the timeline so the replacement property is underwritten, structured, and waiting before your sale even closes.
The Problem
You sell a property. The clock starts. You have 45 days to identify a replacement and 180 days to close — or you owe full capital gains tax. Under pressure, investors buy overpriced properties just to meet the deadline. The tax savings get eaten by a bad deal.
The Sell Smart Buy Smart™ Advantage
Through our proprietary pipeline-first approach, Eastern Shores Capital pre-identifies and structures replacement properties before you even sell. Our accelerated QI coordination and LLC sequencing methodology means your proceeds flow directly into a vetted, professionally managed asset — no scramble, no overpaying, no missed deadlines.
45
Days to Identify
Name up to 3 replacement properties within 45 calendar days of your sale
180
Days to Close
Complete the purchase of the replacement property within 180 calendar days
0%
Capital Gains Tax*
Defer 100% of capital gains when you exchange into like-kind real estate
∞
Repeat Indefinitely
Chain exchanges deal to deal — defer gains for your entire investing career
How a 1031 Works with ESC
01
Sell Your Property
Close on the sale of your existing property. Proceeds go directly to a Qualified Intermediary — they never touch your hands, which is required by the IRS.
02
Identify an ESC Deal
Within 45 days, formally identify an Eastern Shores Capital deal as your replacement property. We'll have the paperwork ready and the LLC structured for your timeline.
03
QI Transfers Funds
The Qualified Intermediary sends your exchange funds directly to the ESC project LLC within the 180-day window. Clean transfer, no tax event.
04
Invest & Defer
You're now an LP in a professionally managed real estate deal. Capital gains deferred. When this deal sells, exchange again into the next one — and keep deferring.
*A 1031 exchange defers capital gains tax — it does not eliminate it. If you eventually sell without exchanging, deferred gains become taxable. This is general information only and does not constitute tax, legal, or financial advice. Consult a qualified CPA or tax attorney before pursuing a 1031 exchange. Eastern Shores Capital does not provide tax advice.
SDIRA
Self-Directed Retirement Investing
Invest with your
retirement account.
Use your Self-Directed IRA, Roth IRA, or Solo 401(k) to invest in private real estate. Defer taxes on growth. Tax-free distributions in retirement (Roth).
Tax-Advantaged Growth
Real estate gains compound inside your IRA without annual tax drag. A 15% IRR over 7 years multiplies your retirement balance roughly 2.7× — tax-deferred.
Real Asset Diversification
Most retirement accounts are 100% paper assets — stocks, bonds, mutual funds. SDIRA lets you diversify into hard assets backed by physical real estate.
Direct Ownership
Through your custodian, your IRA owns its share of the LLC directly. No public market intermediation, no quarterly reporting noise.
How an SDIRA Investment Works with ESC
01
Open or transfer
Open a Self-Directed IRA with a qualified custodian, or transfer existing retirement funds. ESC works with all major custodians.
02
Apply to invest
Complete ESC's investor onboarding. We collect your custodian information so wire instructions are properly routed.
03
Custodian wires
When you commit to a deal, your custodian wires funds to the Deal LLC on your IRA's behalf. The investment is held in your IRA's name.
04
Returns flow back tax-deferred
Distributions, capital calls, and exit proceeds flow back to your IRA — tax-deferred (Traditional) or tax-free (Roth) at retirement age.
Custodian Partners
ESC works with all major Self-Directed IRA and Solo 401(k) custodians.
Equity Trust
Primary Partner
AltoIRA
Primary Partner
Millennium Trust
Primary Partner
Also Supported
• Rocket Dollar
• IRA Services Trust Company / STRATA Trust
• Solo 401(k) plans (self-administered)
• Other qualified custodians
Don't see your custodian? Contact us — we onboard new custodians regularly.
Important Tax Considerations
Real estate investments through self-directed retirement accounts can involve Unrelated Business Taxable Income (UBTI) and Unrelated Debt-Financed Income (UDFI) when leverage is used. ESC's deals typically use debt financing, which means SDIRA investors should consult with a tax advisor about UBTI/UDFI implications.
• UBTI generally applies above $1,000/year per IRA
• UDFI applies to leveraged real estate investments
• Roth IRAs may have different treatment than Traditional IRAs
• Solo 401(k)s typically have favorable UBTI/UDFI treatment
ESC provides reporting infrastructure to support your tax filing — but each investor should engage their own tax advisor for specific guidance.
Ready to invest with your retirement account?
Already have an account? Sign in to portal.
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
Tax Strategy
Construction
Calculator
1031 Exchange
Capital Deployed
—
Across all LLCs
Active Deals
—
Live in portfolio
Open Calls
—
Awaiting wire
Distributions Paid
—
To date
Sell Smart Buy Smart 1031™
Selling a property? Our proprietary 1031 framework defers capital gains and rolls you into your next ESC deal — seamlessly.
45 days to identify · 180 days to close · We engineer the timeline
Learn More →
Investment Summary
Your committed and deployed capital across all deals
Loading your portfolio…
Deal Allocation
Your capital by project
Loading allocation…
Your Investment Pledge
Non-binding commitment — tells us how much capital you'd like to deploy when deals go live.
This is a non-binding expression of interest. No capital will be called until a deal is formally presented and you sign a subscription agreement.
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
60 / 40 Split
Remaining profits split 60% GP promote to Eastern Shores Capital, 40% to LPs pro-rata
40% LP · 60% 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. All LPs receive an 8% preferred return before any GP promote. Profits above the preferred return are split 60% to the GP and 40% to LPs pro-rata. LP interests are strictly non-managing — no voting rights, no management authority, and no ability to remove or replace the General Partner. All decisions rest solely with Eastern Shores Capital.
Your LP Tax Advantages
As a Limited Partner, you receive a K-1 at year-end reflecting the following
Real Estate Professional
REP Status Support
Your LP interest in each LLC is a qualifying real estate activity. Combined with 750+ hours of real estate activity, your losses become fully deductible against ordinary income.
Passive Loss Deductions
Offset Your Income
Depreciation and operating losses flow through to your K-1. These passive losses can offset passive income from other investments, reducing your overall tax burden.
Depreciation Pass-Through
Non-Cash Deductions
Each LLC depreciates the property over time. Your pro-rata share of that depreciation passes through directly on your K-1 — a non-cash deduction that shelters real cash returns.
Raise Progress
Total funded vs. target raise
$0 raised Target: —
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.
🔒
Secure Document Vault
This vault contains sensitive documents including tax returns and K-1s. For your security, we require identity verification each session before granting access.
A 6-digit code will be sent to your registered email address.
Tax Strategy
Your projected and actual K-1 picture, depreciation schedules, capital account balance and cost-segregation methodology — every number traced to its source.
Tax Strategy Center
Projected passive losses, depreciation schedules, capital account balance, and cost-segregation breakdowns appear here once your first commitment is funded.
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
—
Calculator Tools — Your Sandbox

Think with the deal,
not just at it

Interactive sandbox tools. These are not the published deal numbers — those are ESC's official statement and stay fixed. Use these tools to test your own assumptions, screen deals you're considering, and learn the underwriting math we use internally.

Full Underwriting Model
Detailed LP-model projections — load an ESC deal or enter your own deal data.
Total Project Cost
$0
Buy, renovate, sell. Classic value play.
Purchase Price
$
After Repair Value (ARV)
$
🤝 Acquisition Costs
$0
📋 Soft Costs
$0
🏗️ Hard Costs (Construction)
$0
💳 Financing & Contingency
$0
Deal Metrics
—
Projected IRR
—
Equity Multiple
—
Profit Margin
—
Gross Profit
Total All-In Cost—
Net Sale Proceeds—
Cost Breakdown
Enter costs to see breakdown
Deal Scorecard
Enter purchase price and ARV to begin
LP Return Projection
Based on 8% pref · 60% LP / 40% GP · pref is the floor
Enter your investment amount above
⚖️ GP Waterfall
▼
Sell Smart Buy Smart 1031™
Our proprietary exchange framework defers capital gains and rolls your investment into the next ESC deal — engineered so the replacement property is waiting before your sale even closes.
Sell Smart Buy Smart 1031™
Sell Smart. Buy Smart.
Most investors scramble to find a replacement property and end up overpaying just to meet the deadline. With Eastern Shores Capital, your next investment is already identified — our pipeline of deals means your 1031 exchange closes on time, at the right price, into a professionally managed asset.
Our proprietary Sell Smart Buy Smart 1031™ framework combines deal pipeline pre-positioning, accelerated QI coordination, and structured LLC sequencing — so the replacement property is underwritten, structured, and waiting before your sale even closes.
45
Days to Identify
180
Days to Close
0%
Capital Gains Tax*
How Sell Smart Buy Smart™ Works
1
Sell Your Property
Close the sale on your existing investment property
2
QI Holds Funds
Proceeds go to a Qualified Intermediary — never touches your hands
3
Identify ESC Deal
Within 45 days, name an ESC project as your replacement property
4
Close & Defer
QI transfers funds to ESC within 180 days — capital gains deferred
Why 1031 Into an ESC Deal?
The typical exchange vs. exchanging with Eastern Shores Capital
Typical 1031 Exchange
✗ Scramble to find a replacement property under deadline pressure
✗ Overpay for a property because the clock is ticking
✗ Take on a property you haven't fully vetted
✗ Become a landlord again — managing tenants, repairs, vacancies
✗ Risk the entire exchange if the deal falls through before 180 days
1031 Into ESC
✓ Replacement property pre-identified from our active pipeline
✓ Underwritten deal at fair market value — no overpaying
✓ Professionally vetted with full due diligence already done
✓ Passive LP investment — ESC handles everything
✓ Structured LLC with clear terms, timelines, and reporting
$0
Tax Due at Exchange
Defer 100% of capital gains when exchanging into like-kind real estate through a QI
8%
Preferred Return
ESC deals include an 8% annual preferred return paid to LPs before any GP profit share
100%
Passive
No landlording, no tenant calls, no property management — ESC runs the project
Your 1031 Exchanges
Active and past exchanges linked to your account
Start a 1031 Exchange
Thinking about selling a property? Let us know — we'll coordinate the exchange timeline with our next available deal.
*This is not tax advice. A 1031 exchange defers capital gains tax — it does not eliminate it. Consult your CPA or tax advisor for guidance specific to your situation. Eastern Shores Capital does not provide tax, legal, or financial advice.
Institutional Access
Dedicated onboarding for Family Offices and Syndicates. Our Capital Markets team will review your inquiry within 24 hours.
Firm Name
Contact Name
Work Email
Target Allocation Strategy
Apply as an Investor
Create your account to access the deal room, documents, and construction tracking.
Advisory roles support IRS real estate professional hour documentation. Roles carry no voting rights or management authority.
Accreditation Verification (Required by SEC Rule 506(c))
We must verify accredited status for all investors. Upload a signed letter on professional letterhead, or submit later from My Portal.
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