Current Offerings
See Our Latest Quarterly Updates
Cathedral Group offering webinar
Key Highlights:
- $50K minimum investment | 5-year hold period
- 20-30% targeted IRR (paid 20% in 2025)
- Up to 14% preferred return for larger investors
- Quarterly cash distributions
- 420+ rental units, $50M+ in assets under management
- Focus: Wyoming & Montana value-add properties
For more detailed information on this offering, check our Full Data Room, complete with Deal Specific Disclosures and more.
Ponderosa Debt Fund Offering
Key Highlights:
- 12% annual return on debt fund
- $25K minimum investment (accredited investors only)
- Quarterly distributions (returns every 90 days)
- 6-month minimum commitment, then 90-day withdrawal option
- Cross-collateralized across multiple properties to spread risk
- Fully vertically integrated: acquisitions, construction, property management
For more detailed information on this offering, check our Full Data Room, complete with Deal Specific Disclosures and more.
Multifamily Value Add Investing
Expense Reduction Impact on Valuation
16%
Decrease
Going-in Expense Ratio: 50%
Current NOI: $700k
Cap Rate: 7%
Purchase Price: $10M
Future Expense Ratio: 42%
Future NOI: $812k
Cap Rate: 7%
Future Value: $11.6M
Occupancy Increase Impact on Valuation
67%
Increase
Going-in Occupancy: 70%
Current NOI: $700k
Cap Rate: 7%
Purchase Price: $10M
Future Occupancy: 90%
Future NOI: $777k
Cap Rate: 7%
Future Value: $11.1M
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Previous — Fully Funded Offerings
Our track record of successful investments. These deals are now closed to new investors.
Affordability
$275,867
Average home price Evanston
$1.538MM
Average home price Park City
$585K
Average home price Salt Lake City
Market Growth & Opportunity
- 4 year HS approved budget of $72MM to tear down and build new HS in Rock Springs
- Evanston School District expecting 150 students increase due to job growth
How we sourced the deal?
- Lead Gen: Postcard Sent Q1 of 2024
- Contact Made: 3.5.2024
- First Visual Inspection: 3.28.2024
- Letter of Intent: 4.1.2024
- Contract Signed: 4.10.2024
Locations
63 mi from Park City
81 miles from Salt Lake City
Due Diligence
- Inspections done by subcontractors
- Big Horn Capital Team walked all 45 units to assess scopes of work
- Interviewed former contractors who’ve work on buildings in past
- Talk to local Evanston experts (investors and property managers)
- Checking rental comps
Forced Appreciation
| Property Address | Unit # | Condition Notes |
|---|---|---|
|
105 Lilac Way |
105 Apt 1 |
MED/HI |
|
105 Lilac Way |
105 Apt 2 |
MED/HI |
|
105 Lilac Way |
105 Apt 3 |
HI |
|
105 Lilac Way |
105 Apt 4 |
HI |
|
105 Lilac Way |
105 Apt 5 |
MED/HI |
|
105 Lilac Way |
105 Apt 6 |
– |
|
105 Lilac Way |
105 Apt 7 |
MED/HI |
|
105 Lilac Way |
105 Apt 8 |
MED/HI |
|
105 Lilac Way |
105 Apt 9 |
HI |
|
105 Lilac Way |
105 Apt 10 |
HI |
|
107 Lilac Way |
107 Apt 1 |
MED/HI |
|
107 Lilac Way |
107 Apt 2 |
HI |
|
107 Lilac Way |
107 Apt 3 |
HI |
|
107 Lilac Way |
107 Apt 4 |
– |
|
107 Lilac Way |
107 Apt 5 |
HI |
|
107 Lilac Way |
107 Apt 6 |
HI |
|
107 Lilac Way |
107 Apt 7 |
HI |
|
107 Lilac Way |
107 Apt 8 |
MED/HI |
|
109 Lilac Way |
109 Apt A |
– |
|
109 Lilac Way |
109 Apt B |
– |
|
109 Lilac Way |
109 Apt C |
LO |
|
109 Lilac Way |
109 Apt D |
– |
|
111 Lilac Way |
111 Apt A |
MED |
Revive Crew in Evanston, WY all the way from Houston, TX
Arrived: 5.16.2024
Multifamily Value Add Investing
Expense Reduction Impact on Valuation
16%
Decrease
Going-in Expense Ratio: 50%
Current NOI: $700k
Cap Rate: 7%
Purchase Price: $10M
Future Expense Ratio: 42%
Future NOI: $812k
Cap Rate: 7%
Future Value: $11.6M
Occupancy Increase Impact on Valuation
67%
Increase
Going-in Occupancy: 70%
Current NOI: $700k
Cap Rate: 7%
Purchase Price: $10M
Future Occupancy: 90%
Future NOI: $777k
Cap Rate: 7%
Future Value: $11.1M
Lilac Way Due Diligence Rent Roll
| Property Address | Unit # | Market Rent | Bed | Bath | |||
|---|---|---|---|---|---|---|---|
|
1.61 acres |
8 lots |
Current Rent |
Base Case |
Target |
STR Mix |
|
|
|
105 Lilac Way |
105 Apt 1 |
– |
1000 |
1200 |
1800 |
2 |
1 |
|
105 Lilac Way |
105 Apt 2 |
– |
1000 |
1200 |
1800 |
2 |
1 |
|
105 Lilac Way |
105 Apt 3 |
– |
1000 |
1200 |
1800 |
2 |
1 |
|
105 Lilac Way |
105 Apt 4 |
– |
1000 |
1200 |
1800 |
2 |
1 |
|
105 Lilac Way |
105 Apt 5 |
– |
1000 |
1200 |
1800 |
2 |
1 |
|
105 Lilac Way |
105 Apt 6 |
$570.00 |
1000 |
1200 |
1800 |
2 |
1 |
|
105 Lilac Way |
105 Apt 7 |
– |
1000 |
1200 |
1800 |
2 |
1 |
|
105 Lilac Way |
105 Apt 8 |
– |
1000 |
1200 |
1800 |
2 |
1 |
|
105 Lilac Way |
105 Apt 9 |
– |
1000 |
1200 |
1800 |
2 |
1 |
|
105 Lilac Way |
105 Apt 10 |
– |
1000 |
1200 |
1800 |
2 |
1 |
|
107 Lilac Way |
107 Apt 1 |
– |
1150 |
1350 |
1350 |
3 |
1 |
|
107 Lilac Way |
107 Apt 2 |
– |
1150 |
1350 |
1350 |
3 |
1 |
|
107 Lilac Way |
107 Apt 3 |
$636.00 |
1150 |
1350 |
1350 |
3 |
1 |
|
107 Lilac Way |
107 Apt 4 |
– |
1150 |
1350 |
1350 |
3 |
1 |
|
107 Lilac Way |
107 Apt 5 |
– |
1150 |
1350 |
1350 |
3 |
1 |
|
107 Lilac Way |
107 Apt 6 |
– |
1150 |
1350 |
1350 |
3 |
1 |
|
107 Lilac Way |
107 Apt 7 |
– |
1150 |
1350 |
1350 |
3 |
1 |
|
107 Lilac Way |
107 Apt 8 |
– |
1150 |
1350 |
1350 |
3 |
1 |
*Numbers above are projections ONLY. Past results do not guarantee future returns and the historic returns cannot be considered.
Rental Comps
| - | Price | Bed/bath | Square footage | Comments | Link to listing | |
|---|---|---|---|---|---|---|
 |
1190 |
3/2 |
– |
Renovated apartment |
||
|
|
1150 |
3/1 |
908 |
Current listing
|
||
|
|
1100 |
3/1 |
– |
Very dated building |
||
|
|
950 |
2/1 |
1000 |
Dated and not professional |
||
|
|
995 |
2/1 |
– |
Nice photos, Bear Creek Apartments |
||
|
|
1650 |
2/1 |
1000 |
Furnished unit |
||
Lilac Way Investment summary
| Monthly NOI | Inputs | Base | Target | STR Target |
|---|---|---|---|---|
|
Unit Count |
– |
45 |
45 |
45 |
|
Rent/month |
– |
$47,700.00 |
$56,700.00 |
$62,700.00 |
|
Other income |
– |
– |
– |
– |
|
Utilities |
$10 |
$450.00 |
$450.00 |
$450.00 |
|
Taxes |
– |
$1,303.62 |
$1,303.62 |
$1,303.62 |
|
Insurance |
142135.83% |
$1,421.36 |
$1,421.36 |
$1,421.36 |
|
Expenses |
7.50% |
$3,577.50 |
$4,252.50 |
$4,702.50 |
|
PM |
7.50% |
$3,577.50 |
$4,252.50 |
$4,702.50 |
|
Vacancy |
7.50% |
$3,577.50 |
$4,252.50 |
$4,702.50 |
|
Expenses |
– |
$13,907.47 |
$15,932.47 |
$17,282.47 |
|
NOI/month |
– |
$33,792.53 |
$40,767.53 |
$45,417.53 |
|
NOI/year |
– |
$405,510.31 |
$489,210.31 |
$545,010.31 |
|
Cash to seller |
– |
$250,000 |
$250,000 |
$250,000 |
|
Purchase price |
– |
$2,375,000 |
$2,375,000 |
$2,375,000 |
|
Seller Carry Loan |
2nd position |
$2,125,000 |
$2,125,000 |
$2,125,000 |
|
Private Money Loan |
1st position |
$1,600,000 |
$1,600,000 |
$1,710,000 |
|
Total Project Cost |
– |
$3,760,000 |
$3,760,000 |
$3,835,000 |
|
Private Note payment |
0.06 |
$96,000 |
$96,000 |
$102,600 |
|
Seller Finance payment |
0.05 |
$106,250 |
$106,250 |
$106,250 |
|
NOI |
– |
$405,510.31 |
$489,210.31 |
$545,010.31 |
|
Cashflow Year 1 |
0.8 |
$81,304.12 |
$114,784.12 |
$134,464.12 |
|
ROI |
– |
11.08% |
13.17% |
13.86% |
|
Cash Flow after year 1 |
– |
$203,260.31 |
$286,960.31 |
$336,160.31 |
|
ROI |
0.8 |
$162,608.25 |
$229,568.25 |
$268,928.25 |
|
Cash on Cash |
– |
16.16% |
20.35% |
21.73% |
|
Post Refi Loan |
– |
$3,760,000 |
$3,760,000 |
$3,835,000 |
|
NOI |
– |
$405,510.31 |
$489,210.31 |
$545,010.31 |
|
Debt Service |
– |
$292,647 |
$292,647 |
$292,647 |
|
DSCR |
– |
1.25 |
1.41 |
1.50 |
|
Cashflowlmonth |
– |
$9,405.24 |
$16,380.24 |
$21,030.24 |
|
Annual Cashflow @20% |
20.00% |
$22,572.57 |
$39,312.57 |
$50,472.57 |
|
@ $100k share/year |
6.25% |
$1,410.79 |
$2,457.04 |
$3,154.54 |
|
0.05 |
– |
$8,110,206 |
$9,784,206 |
$10,900,206 |
|
0.06 |
– |
$6,758,505 |
$8,153,505 |
$9,083,505 |
|
0.07 |
– |
$5,793,004 |
$6,988,719 |
$7,785,862 |
|
0.8 |
– |
$5,068,879 |
56,115,129 |
$6,812,629 |
|
0.09 |
– |
$4,505,670 |
$5,435,670 |
$6,055,670 |
|
0.1 |
– |
$4,055,103 |
$4,892,103 |
$5,450,103 |
|
Cash out refi |
75.00% |
– |
– |
– |
|
0.05 |
– |
$6,082,655 |
$7,338,155 |
$8,175,155 |
|
0.06 |
– |
$5,068,879 |
$6,115,129 |
$6,812,629 |
|
0.07 |
– |
$4,344,753 |
$5,241,539 |
$5,839,396 |
|
0.08 |
– |
$3,801,659 |
$4,586,347 |
$5,109,472 |
|
0.09 |
– |
$3,379,253 |
$4,076,753 |
$4,541,753 |
|
0.1 |
– |
$3,041,327 |
$3,669,077 |
$4,087,577 |
*Numbers above are projections ONLY. Past results do not guarantee future returns and the historic returns cannot be considered.
- Year 1: Projected 11-13% return (min 6% fixed)
- Year 2: Projected 16-21% return
What returns look like on $100,000 investment
| Table 1 | Base | Target | STR Target |
|---|---|---|---|
|
Initial Investment |
$100,000.00 |
$100,000.00 |
$100,000.00 |
|
Cash End of Year 1 |
$11,081.51 |
$13,174.01 |
$13,863.40 |
|
Cash End of Year 2 |
$16,163.02 |
$20,348.02 |
$21,726.80 |
|
Exit 20% Profit |
$16,360.99 |
$29,439.11 |
$38,157.86 |
|
IRR |
21% |
29% |
34% |
Ongoing 20% CashFlow
| Table 2 | Base | Target | STR Target |
|---|---|---|---|
|
Annual Cash Flow after
100% capital returned |
$1,410.79 |
$2,457.04 |
$3,154.54 |
Note strategy is to hold property after refinance and 100% of principal returned to investors (see Table 2 below), however Table 1 above assumes we were to just sell the asset based on 8% cap rate and pay investors 20% of profit at end of year 2. Table 2 shows what an investor can expect if they invest $100,000 and all their capital is returned.
*Numbers above are projections ONLY. Past results do not guarantee future returns and the historic returns cannot be considered.
What Makes us Different?
- Vertically Integrated (Deal Flow, Construction , Property Management)
- Underwriting transparency by an experienced industry leader
- High Market share in an insulated region
Our Organization Chart
Our Core Values
Humility
Though we are some of the most competitive individuals you will ever meet, we take as much pride in other team members’successes as our own. We make this easy by being thoughtful and intentional in recognizing progress and accomplishments and providing positive feedback as often as possible. We also realize that our individual ideas may not get picked up as collective decisions are made for the good of the company, but that isn’t a reflection on us personally or even our ideas. We share in the company’s success and failures.
Ownership
We put our team members in positions they can take ownership of, and they thrive because they are able to control their own destiny. We collectively hold each other accountable when needed, but ultimately we hold ourselves accountable. Our team members are proactive and self-motivated. We have a relentless work ethic combined with a competitive spirit. Our team does not shy away from long hours and doing what it takes to close the deal and ensure it’s complete.
Perseverance
We are in this to win, and we don’t give up. Of course we encounter ups and downs on the way to achieving our ambitious goals, but we keep coming back. We know we are always just one “Yes” away from closing a deal. Our team members are go-getters who aren’t afraid to take risks. It’s better to act quickly and learn on the fly than do nothing and have zero impact or growth.
Our Track Record:
Past results do not guarantee future returns and the historic returns cannot be considered.
Project Book
Case Study #1: Hillside Casper Apartment Complex
| Purchase Price: | $3.2MM |
|---|---|
|
Rehab Cost: |
$825,820 |
|
Total units renovated: |
55 |
|
Avg Cost per unit: |
$15,014 |
|
After Repair Value: |
$5.67MM |
|
Value created: |
$1.644MM |
|
Appraised Value: |
$90,000 |
Past results do not guarantee future returns and the historic returns cannot be considered.
Next Steps?
Review Offering Materials
Schedule Call
Sign Documents Electronically
Wire Funds
