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.

Deal Points — Every Offering

8% Preferred Return

Investors are paid first — before any GP profit

60 / 40 Profit Split

Weighted to investors on every dollar of profit

K-1 Tax Advantages

Depreciation & passive losses pass through to you

SDIRA & 1031 Eligible

Each deal is its own LLC — clean, direct ownership

All investments carry risk and may lose value. No returns are guaranteed. Available to accredited investors only under SEC Rule 506(c).

Privacy Policy

The Process

How It Works

01

Source Deal

We identify opportunities through MLS, Crexi, and off-market channels — underwriting thoroughly before presenting any offering.

02

Review & Commit

Browse the deal room, review financials, then commit. The first investor earns Senior LP status — priority in distributions.

03

Execute & Report

Each project forms its own LLC. Monitor progress, expenses, and distributions in real time. Receive your K-1 at year-end.

Deal Architecture

Every Deal is
Its Own LLC

8% preferred return paid to LPs before any GP promote
Depreciation pass-through on your K-1 each year
K-1 tax reporting with passive loss deductions
Real estate professional status documentation support
Live investor portal — always-on transparency

Apply as an Investor

Create your account to access the deal room and documents.

Full Name

Email Address

Phone Number

Password

Investment Track

LP Advisory Role

Accredited Investor Status

Accreditation Verification

Upload a signed letter or submit later from portal.

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Set New Password

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Investor Portal

Welcome

Account

Privacy Policy

Notifications: —

Fast go / no-go screen — pick the property type, enter the deal basics, get an instant verdict.

Pick a property type to seed sensible defaults. Tap a field to override.

(NNN lease — tenant typically pays taxes)

Total Purchase Price ($)

Edits Sqft × $/Sqft below.

Total square footage

Buy price per sqft ($)

Auto-derives from Total ÷ Sqft.

Net rent per sqft per year ($)

Annual rent: —

Operating Expenses (% of rent)

Mgmt, maintenance, reserves, insurance, common-area utilities — not taxes.

Annual Property Taxes ($)

Vacancy %

Hold period (years)

Exit cap rate (%)

Loan amount ($) — optional, defaults 70% LTV

Implied LTV: —

Interest rate (%) — default 6.5%

Your LP investment ($) — optional

In plain English

Enter sqft to begin.

Money flow

—

Year 0 · Purchase

↓

Hold for —

↓

—

Sale price

↓

—

LP MOIC

—

GP Promote

Entry-Side Reconciler

Lock one field, slide another, watch the third reconcile.

Rent per SQFT $9.00

Total Purchase Price $5,000,000

🔒 Going-In Cap Rate 6.50%

Play with the numbers

Exit cap rate 6.5%

4% 10%

Rent per sqft $9

$3 $30

Hold period 5y

1y 15y

⚠️ What could go wrong

Enter sqft to compute scenarios.

Questions to ask the operator

Pencil Out: simplified deal interpreter. Use ESC Model for full underwriting with itemized costs, scorecard, and waterfall.

ESC Model

Load ESC Deal

Loads published deals from ESC pipeline.

Total Project Cost

$0

Deal Setup

Deal Type

Buy, renovate, sell. Classic value play.

Purchase Price ($)

After Repair Value / Exit ($)

Hold (months)

Selling Cost %

Acquisition + Soft Costs $0

Closing ($)

Transfer Tax ($)

Inspection ($)

Survey ($)

Architecture ($)

Permits ($)

Legal ($)

Accounting ($)

Insurance ($/yr)

Property Tax ($/yr)

Utilities ($/yr)

Mgmt Fee ($/yr)

Total Hard Costs (with buffer) $0

Hard Costs (Construction Budget)

Contingency (%)

$0 buffer

Loan $0

Loan Amount ($)

Rate (%)

Loan Type

Origination ($)

Points ($)

Waterfall + Your Investment LP: $0

Pref Rate (%)

GP Promote (%)

Your LP Investment ($) — optional

Deal Returns

--

Project IRR

--

Equity Multiple

Total Cost (All-In)--

Gross Profit--

Profit Margin--

Total Raise (LP equity)--

LP / GP Waterfall

Pref Floor (8% × 1.5yr)--

LP Straight Share ()--

LP Total Profit--

GP Promote--

Pref Coverage--

Your Investment Projection

--

Your LP IRR

--

Your EM

Your LP Profit--

Return of Capital--

Total Payout--

Cash-on-Cash--

💡 Simplified for mobile — for full underwriting use desktop portal ·

Deal Room

Current Offerings

GP Dashboard

Admin

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Need the full GP dashboard (deals, capital calls, documents, CRM)? Open ops.easternshorescapital.com on your computer.

Professional

Sign-Off Queue

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Need to edit a document or request changes? Those happen on the desktop portal — open pro.easternshorescapital.com on your computer. This app is for reviewing and signing off.

Institutional Access.Transparent Structure.

How It Works

Every Deal isIts Own LLC

Current Offerings

Institutional Access.
Transparent Structure.

Every Deal is
Its Own LLC