1. 1 | P a g e
A 192-unit Multihousing
Investment Opportunity
April 2014
Confidential Preview
7492 Beacon Hill Loop
Orlando, FL 32818

2. 2 | P a g e
LEGAL DISCLAMIER
This Executive Summary has been prepared by Rivergate Partners from materials and industry sources believed to be
reliable. Rivergate Partners has formed RP Beacon Hill LLC (“RP Beacon Hill) a new, single-purpose entity whose only
asset will be Beacon Hill Apartments (“Beacon Hill”). This Executive Summary is being delivered to a limited number
of parties that may be interested in investing in Beacon Hill. The sole purpose of this Executive Summary is to assist
the recipient in deciding whether to proceed with a further investigation of RP Beacon Hill and its proposed
acquisition of Beacon Hill Apartments, which consists of 192 Apartments located in Orange County, Florida (the
“Project”). This Executive Summary is only a summary and no final decision to invest should or can be made based
only on the information contained herein.
This Executive Summary does not purport to be all-inclusive and does not contain all of the information that a
prospective investor would need in order to make an investment decision. In addition to more information, in all
cases, interested parties should conduct their own investigation and analysis of RP Beacon Hill, Rivergate Partners,
the Project and all information provided now and in the future. By its acceptance hereof, each recipient agrees that
this Executive Summary is confidential and that neither the recipient nor its agents, representatives, directors or
employees will copy, reproduce or distribute to others this Executive Summary, in whole or in part, at any time
without the prior written consent of Beacon Hill.
THIS EXECUTIVE SUMMARY IS SOLELY FOR THE PURPOSE OF ALLOWING YOU TO DETERMINE IF YOU HAVE ANY INTEREST IN
RECEIVING FORMAL, MORE COMPLETE OFFERING DOCUMENTS. THIS EXECUTIVE SUMMARY IS NOT INTENDED TO AND
SHALL NOT CONSTITUTE AN OFFER TO SELL OR A SOLICITATION OF AN OFFER TO BUY ANY SECURITIES OF BEACON HILL.
ANY REPRESENTATION TO THE CONTRARY IS VOID. IF RP BEACON HILL SHOULD DECIDE TO OFFER TO SELL OR TO SOLICIT
OFFERS TO BUY ANY OF RP BEACON HILL SECURITIES, SUCH OFFERING WILL BE MADE BY SEPARATE OFFERING MATERIALS
PURSUANT TO THE PRIVATE PLACEMENT EXEMPTION CONTAINED IN SECTION 4(2) OF THE SECURITIES ACT OF 1933, AS
AMENDED, AND COMPARABLE ISSUER PRIVATE PLACEMENT EXEMPTIONS UNDER APPLICABLE STATE LAW. WITHOUT
LIMITATION OF THE FOREGOING, THIS EXECUTIVE SUMMARY HAS NOT BEEN APPROVED OR DISAPPROVED AS TO FORM,
CONTENT, ACCURACY OR ADEQUACY BY THE SECURITIES AND EXCHANGE COMMISSION OR ANY STATE REGULATORY
AUTHORITY OR COMMISSION. RIVERAGE PARTNERS AND BEACON HILL EXPRESSLY DISCLAIM ANY AND ALL LIABILITY FOR
REPRESENTATIONS OR WARRANTIES, EXPRESSED OR IMPLIED, CONTAINED IN, OR FOR OMISSIONS FROM, THIS EXECUTIVE
SUMMARY OR ANY OTHER WRITTEN OR ORAL COMMUNICATION TRANSMITTED TO ANY INTERESTED PARTY IN THE COURSE
OF ITS EVALUATION OF BEACON HILL OR THE PROJECT. ONLY THOSE EXPRESS REPRESENTATIONS AND WARRANTIES THAT
MAY BE MADE IN A DEFINITIVE SUBSCRIPTION AGREEMENT, WHEN AND IF ONE IS EXECUTED, AND SUBJECT TO SUCH
LIMITATIONS AND RESTRICTIONS AS MAY BE SPECIFIED IN SUCH SUBSCRIPTION AGREEMENT, SHALL HAVE ANY LEGAL
EFFECT.
This Executive Summary includes certain statements, estimates and projections with respect to anticipated future
performance of the Project. The statements contained in this Executive Summary that are not purely historical are
“forward-looking statements” within the meaning of Section 21E of the Securities Exchange Act. These statements
express Beacon Hill expectations, hopes, beliefs, commitments, intentions, and strategies regarding the future. They
can sometimes be identified by the use of words or phrases, such as “believe,” “expect,” “continue,” “anticipate,”
“should,” “may,” “will”, “plan,” “estimate,” “predict,” and “potential,” or the negative of these terms or other
comparable terminology, among others. Such statements, estimates and projections reflect significant assumptions
and subjective judgments by RP Beacon Hill concerning anticipated results and, therefore, actual results could differ
materially from anticipated results or other expectations expressed in these forward-looking statements. These
assumptions and judgments may or may not prove to be correct and there can be no assurance that any projected
results are attainable or will be realized. Although we believe that the expectations reflected in such forward-looking
statements are reasonable, we cannot guarantee future results, levels of activity, performance or achievements. No
representations or warranties are made as to their accuracy or completeness or as to the assumptions or subjective
judgments on which they are based.
Except where otherwise indicated, this Executive Summary speaks as of the date hereof. The delivery of this Executive

3. 3 | P a g e
Summary shall not, under any circumstances, create any implication that there has, or has not been changes in the
affairs of the Project since the date hereof. In furnishing this Executive Summary, RP Beacon Hill undertakes no
obligation to update, correct or take any action with respect to any of the information contained herein. In fact, you
are hereby informed that the information regarding the Project likely will change, and perhaps in a material adverse
manner, as a result of due diligence due to be performed on the Project in the future by RP Beacon Hill.
RP Beacon Hill reserves the right to negotiate with one or more prospective investors at any time and enter into a
definitive agreement for the sale of securities by RP Beacon Hill without prior notice to the recipient or other
prospective investors. RP Beacon Hill also reserves the right to terminate, at any time, solicitation of indications of
interest for the investment into RP Beacon Hill or the further participation in the investigation and proposal process
by any party. Finally, RP Beacon Hill reserves the right, at any time and without notice, to modify the method by
which is raises capital, without cause or reason.
Neither RP Beacon Hill, nor Rivergate Partners, nor any of their respective agents, representatives, directors,
employees, advisors, or affiliates makes any representations to any recipient of this Executive Summary regarding the
legality of the possible sale of RP Beacon Hill securities or recipient’s pursuit of the possible purchase of RP Beacon
Hill securities.
Neither RP Beacon Hill nor any of its respective agents, representatives, directors, employees, advisors, or affiliates
are acting as a legal, tax or accounting advisors, and each recipient should consult with its own advisors as to legal,
tax, business, financial and related aspects relating to the possible investment in Beacon Hill. Furthermore, each
recipient should make its own independent analysis and investigation of the possible purchase of securities in RP
Beacon Hill, the financial and tax consequences thereof and all other matters relating to the possible purchase of
securities in Beacon Hill prior to its own independent decision to enter into any agreement in connection with the
possible purchase of securities in RP Beacon Hill.
This Executive Summary shall remain the property of Rivergate Partners. We reserve the right to require the return of
this Executive Summary (together with any copies or extracts thereof) at any time.

4. 4 | P a g e
SPONSOR PROFILE
OUR SERVICES
Rivergate Partners is a real estate investment firm in the multihousing space concentrating its efforts on
creating value, stable cash flows and working to generate outsized returns for its stakeholders. The
Partners in of the firm are Oscar Vila and Jay Massirman. Oscar has been practicing Law for over 22 years
combined with owning, operating and advising on real estate and other private equity transactions over $1
billion in consideration through his operating entity PSMG. At the same time, in the years since 1984, Jay
has been involved in over 10 billion in advisory and principal transactions and operates as the Rivergate
Companies. Together they co-manage acquisitions through Rivergate Partners|PSMG. (“Rivergate
Partners”)
Rivergate Partners believes the current economic environment offers a truly unique opportunity to acquire
attractive multi-family assets and generate superior risk adjusted returns and as a hedge against inflation.
Our business model is centered on a “preservation of capital” philosophy for our investors driven by
strong, stable cash flows with the potential for capital appreciation. We accomplish this by acquiring
stabilized income producing multi-family assets in markets that have exhibited, and are projecting, healthy
economies. Rivergate Partners acquisition focus is primarily on under the radar “B” grade value-add multi-
family assets in locations that feature strong infill dynamics, established competition, population in-
migration, job growth, and high barriers to entry.
Our goal is for our investment to create immediate cash flow to our investors and to not be overly reliant
on “Back-ended” outcomes. In addition, principals of Rivergate Partners invest personal capital in each
asset acquired by the Firm.
RIVERGATE PARTNERS ASSET & PROPERTY MANAGEMENT
Rivergate Partners acquires and operates multi-family rental communities throughout the Sunbelt States,
on behalf of high net worth and institutional investors. Currently Rivergate Partners owns and operates
5,000 plus apartment units. Rivergate Management the operating arm has 120 + employees and regional
offices in Miami and Orlando, our in-house team is focused on multifamily development and rehabilitation.
Rivergate Partners goal is to ensure each asset under management achieves and exceeds the underwritten
proforma of net operating income and investor returns. We do this by focusing on day-to-day on-site
operations, financial performance, market analysis, and investor relations.
Internal Operations – Every week, key management reviews occupancy trends and market conditions to
enable proactive market response. In addition, weekly reports are produced for occupancy and collection
snapshots across all properties.
Quarterly Financial Review and Investor Reporting – Investors receive quarterly reports highlighting
detailed financials, capital improvements, marketing/leasing efforts, and budget variance

5. 5 | P a g e
RIVERGATE PARTNERS’S STATREGY
Rivergate Partners represents over thirty years of executive leadership in the multi-family market across
the southeastern United States. We have gained property management expertise through being
responsible for over one hundred thousand plus apartment units, including multi-family development and
construction.
As portfolio owners, Rivergate Partners keeps close watch on market trends, all aspects of property
management and evolving technology. Our third-party clients and investment services benefit greatly
from a vast knowledge base and the assurance that Rivergate Partners maintains their investment at
optimum performance; we see ourselves as partners in their success.
Rivergate Partners works closely with a myriad of brokers, investors, lenders and intermediaries to source
the most qualified investment and development opportunities in our target markets. Our success is
reflected in the process we methodically follow. For each transaction deal we source, we use our deep
seated experience as both operators and investors to guide the decision making progression.
 We understand our investors criteria and return expectations
 We identify markets with strong potential for job and rent growth
 Review all of the offerings to find the diamonds in the rough
 Understand business drivers of the market
 Untangle and interpret the financials
 Develop a seamless process for deal execution
Beacon Hill Opportunity
Beacon Hill was constructed in 1999 under the Low Income Housing Tax Credit (LIHTC) program. The initial
Tax Credit Compliance Period (TCCP) ended on December 31, 2013, however the property has extended
land use restrictions (LURA) in place until December 31, 2028. We believe the acquisition of this asset
presents the following opportunities:
1) To acquire an asset at approximate 50% of replacement cost.
2) To achieve economies of scale shared thru Rivergate Partners recent acquisition of Bella Vita Place,
another 192 unit apartment community located within the same submarket.
3) To earn stable projected future cash flows thru the use of low fix term debt and efficient operating
philosophy.
Rivergate Partners will implement a capital improvement program in an attempt to capture greater rental
premiums and will use its expertise to continue to reduce economic loss. In addition, Rivergate Partner’s
management team will proactively manage the property to further take advantage of the property’s
strategic location is the Orlando submarket.
Advantageous long term fixed rate financing is available with an interest rate below 5%. The target hold
period for the asset is 5 years.

6. 6 | P a g e
INVESTMENT RETURN ANALYSIS
RP Beacon Hill LLC is pleased to offer accredited investors the opportunity via a single investment to
purchase ownership in Beacon Hill, a 192 unit apartment community located in Orlando, Florida.
Rivergate Partners projects an investment in the Equity Membership of RP Beacon Hill LLC is expected to
yield an Average Annual Return of +/- 19.29% based on a 5 year holding period. Projected Average Annual
Cash on Cash Returns will yield +/- 9.82% over the same holding period.
The property is scheduled to close in end of June 2014, and the holding period for the investment is
anticipated to be 5 years. The ownership group will take title to the property in a separate newly- formed
limited liability company, of RP Beacon Hill LLC.
PROJECTED RETURNS ON $100,000 INVESTMENT IN RP BEACON HILL LLC
HIGHLIGHT SHEET
Investor Returns on a $100,000 Investment
Year Investment Cash Distribution1
Cash on Cash Return
Year 1 $ 100,000 $ 7,603 7.60%
Year 2 $ 8,006 8.01%
Year 3 $ 9,559 9.56%
Year 4 $ 11,151 11.15%
Year 5 $ 12,785 12.78%
Sale Year 5 $ 147,3712
147.37%
Average Cash On Cash 9.82%
Average Annual Return Including Sale 19.29%
Project Level IRR 18.93%
Investor IRR 16.27%
1
Cash distributions available for monthly distribution.
2
Year 5 proceeds includes return of capital

7. 7 | P a g e
INVESTMENT HIGHLIGHTS
- Beacon Hill LIHTC offer’s an outstanding opportunity to purchase a 192-unit garden apartment
community located less than eight miles from Downtown Orlando and three miles from Metro
West.
- Rivergate Partners will acquire the property for $9,450,000 million or $49,219 per unit, which
is a 6.83% cap rate on current in-place income, adjusted for an increase in taxes and insurance
acquisition year 1.
- Financing - Rivergate Partners will place new Fannie May debt with the following loan
terms: 5 year term, non-recourse, and principal amount of $7.3 MM (75% LTV) at a rate of
4.75%.
- Cash on Cash Return – The 5 Year cash flow is projected to an average of +/- 9.82%. The
entity expects to distribute a 7% annual return in the initial year commencing in August 2014.
- Capital Stack - The total capitalization of this acquisition is $10,327,676. With the debt at
$7,358,900, the total equity portion of the capital is $2,968,776. The total capitalization has a
debt to equity ratio of 75% to 25%
- Current Ownership – The asset is currently owned by Leland Enterprise, the original developer
based in Kissimmee Orlando FL.
- Capital Expenditures – Rivergate Partners has identified $606,276 in property capital
improvements necessary to make strategic improvements and to maintain the asset thru the
holding period – Upgrade interior fixtures of the leasing center, select roofs, parking lot seal coat
and stripe, sidewalk repairs, lighting, landscaping, signage and some unit upgrades. This will be
fully funded at acquisition
- Submarket Fundamentals – Market Rent Growth provide by Marcus and Millichap indicates
submarket year over year rent growth is projected to be the following: 2013Q2 0.5%, 2014Q2
2.0%, 2015Q2 0.5%, 2016Q2 1.5% and 2017Q2 2.4%.
- Strong Orlando Location – The Greater Orlando metropolitan area has a population of
2,134,411, making it the 26th largest metro area in the United States. Beacon Hill is
approximately 8 miles from downtown Orlando and Universal Studios and approximately 21
miles from Disney World, which provides tourism, jobs, hotels, restaurants, and shopping for the
area. Orlando is also home to some of the nation's largest digital media companies, with more
than 1,200 companies and 30,000 employees. Beacon Hill is right next door to West Oaks
Elementary School. Other schools in the vicinity are Robinswood Middle School, Ocoee High
School, and Valencia Community College West Campus. Health Central is located about 3.5
miles from the property, providing easily accessible healthcare option for residents. Beacon Hill
is also near some of the nation's most prominent retailers such as Walmart, The Home Depot,
Lowe's, Sam's Club, CVS/Pharmacy, Walgreens, and Winn-Dixie

8. 8 | P a g e
- Value Add - An enhanced upgrade program including: refaced cabinets, countertops and select
new; appliances, flooring, lighting and fixtures will be put in place to help support NOI growth
through the reduction of concessions.
- Acquisition below Replacement Costs – The asset was developed in 1999 with nice curb appeal
and a unique mix of 2 and 3 bedrooms. Replacement cost for an asset similar to Beacon Hill
LIHTC is at a minimum, $100,000 per unit if a site were available in the local submarket.

9. 9 | P a g e
SUB MARKET OVERVIEW
Economy
Orlando is a top vacation destination and home to
Walt Disney World. It has also become a popular site
for business meetings, with one of the nation’s
largest convention centers. Over 55 million visitors
traveled to Orlando last year, driving the hospitality
employment sector to account for 21 percent of all
area jobs.
Employers
For over 30 years, Orlando has been identified with
Disney World. In addition to six Disney theme parks,
the area contains other attractions such as SeaWorld
and Universal Studios. Many of the area’s major
employers are tourism-related.
Demographics
Expanding employment opportunities will draw a
steady stream of workers into the metro, pushing
population growth to an average of 1.6 percent
annually through the next five years. Much of the
region’s population growth in recent years occurred
in the areas south of Orlando and Walt Disney World
and west of Kissimmee, spurred by the completion of
SR-417 and improved access to Interstate 4. The prevalence
of lower-paying tourism jobs, however, will keep the median
household income below the national rate and prevented many residents from purchasing a home.

10. 10 | P a g e
GEOGRAPHY: 5 MILES
Population
In 2012, the population in within a 5 mile radius of Beacon Hill was 243,482. The population has
changed by 17.46% since 2000. It is estimated that the population in this area will be 254,478 five
years from now, which represents a change of 4.51% from the current year. The current population
is 47.9% male and 52.0% female. The median age of the population in the area is 33.0; compare this
to the U.S. average which is 37. The population density in this area is 3,329.28 people per square
mile.
Households
There are currently 86,431 households in this selected geography. The number of households has
changed by 18.11% since 2000. It is estimated that the number of households in the area will be
91,072 five years from now, which represents a change of 5.36% from the current year. The
average household size in this area is 2.79 persons.
Income
In 2012, the median household income for the location is $42,174; compare this to the U.S. average
which is currently $53,535. The median household income for the area has changed by -0.82%
since 2000. It is estimated that the median household income in this area will be $46,228 five years
from now, which represents a change of 9.61% from the current year.
The current year per capita income in the area is $21,494, compare this to the U.S. average, which is
$28,888. The current year average household income in the area is $60,302; compare this to the
U.S. average which is $75,373.
Race & Ethnicity
The current year racial makeup of this area is as follows: 39.78% White, 46.36% African American,
0.41% Native American and 4.46% Asian/Pacific Islander. Compare these to U.S. averages which
are: 72.20% White, 12.65% African American, 0.96% Native American and 5.01% Asian/Pacific
Islander.
People of Hispanic origin are counted independently of race. People of Hispanic origin make up
16.17% of the current year population in the area. Compare this to the U.S. average of 16.55%.
Employment
In 2012, there are 89,431 employees in this area, this is also known as the daytime population. The
2000 Census revealed that 55.8% of employees are employed in white-collar occupations in this
geography, and 44.1% are employed in blue-collar occupations. In 2012, unemployment in this area
is 6.88%. In 2000, the median time traveled to work was 28.3 minutes.

11. 11 | P a g e
AERIAL - MAP
BEACON HILL APARTMENTS

12. 12 | P a g e
UNIT MIX
# of
Units
% of
Total
Sqft Per
Unit
Total Sqft
Current
Rents
Utility
Allowance
Max
Allowable
Rent
2Beds/2Bath 96 50% 1100 105600 735 93 828
3Beds/2Bath 96 50% 1167 112032 857 100 957
Totals 192 100% 1133.5 217632 $796 $97 $893

13. 13 | P a g e
PROPERTY PHOTOS
Common Area Amenities U
NIT AMENITIES
■ Community Swimming Pool
■ Children's Playground
■ Community Clubhouse
■ Two Parking Spaces per Unit
UNIT AMENITIES
■ Spacious Floor Plans
■ Washer/Dryer Hook Ups
■ Kitchen includes, Oven
Dishwasher & Refrigerator
■ Central Heat and Air

14. 14 | P a g e
PROPERTY PHOTO’S

15. 15 | P a g e

16. 16 | P a g e
ACQUISITION COSTS & SOURCES AND USES
PER UNIT PSF AMOUNT % of total
Estimated Loan Amount $38,328 $33.81 $7,358,900
Estimated Equity Amount $15,462 $13.64 $2,968,776
Equity Note
Debt Fee (3rd party) 1.00% 385$ $0.34 74,000$ 1.01%
Equity Fee 0.00% 0.00 - - 0.00%
Lender Fee 0.00% 0.00 - - 0.00%
Acquisition Fee 1.00% 492.19 0.43 94,500 1.28%
Broker Fee (3rd party) 0.00 - - 0.00%
Enviro & Property Assmt 78.13 0.07 15,000 0.20%
Appraisal 52.08 0.05 10,000 0.14%
Zoning Report 5.21 0.00 1,000 0.01%
Lender Legal 130.21 0.11 25,000 0.34%
Borrower Legal 130.21 0.11 25,000 0.34%
Surveys 52.08 0.05 10,000 0.14%
Title 52.08 0.05 10,000 0.14%
Pre-Payment Penalty 0.00 - - 0.00%
Misc. Cost & Reserves 93.75 0.08 18,000 0.24%
TOTAL CLOSING COSTS 2.63% 1,414$ 1.25$ 271,400$ 3.69%
Reserves $0.00 $0
Cap Ex (Equity) $3,158 $2.79 $606,276
Cap Ex (Debt) $0 $0.00 $0
Total Reserves / Cap Ex 3,158$ 2.79$ 606,276$
Total Acquisition Costs $4.03 $877,676
Beacon Hill
7492 Beacon Hill Loop, Orlando FL 32818
ACQUISITION COSTS
ACQUISITION TOTAL
Sources: Loan-to-Cost
Senior Loan 75% 7,358,900$ 71% 7,358,900$ 71%
Equity/Acq Fee 25% 2,362,500 23% 2,362,500.00 23%
Reserves 606,276 6% 606,276 6%
Total Sources 10,327,676$ 100% 10,327,676$ 100%
Uses: Per Unit
Property Acquisition 9,450,000$ 9,450,000$ 49,219$
Closing Costs
Lender Origination Fee 0.50% of loan 47,250
(a) Lender Legal & Due Diligence
Debt Placement Fee
(a) Borrower Legal & Due Diligence 50,000
(a) Title Insurance
(a) Third Party Reports
(a) Doc Stamps & Intangible Tax 0.55% of loan - - -
Tax and Insurance Escrow -
Capital Improvements & Upgrades 606,276 606,276 3,158
Acquisition Fee & Closing cost 271,400 271,400 392
Other - Prepayment - -
Interest Reserve - - -
Total Uses 10,327,676$ 10,327,676$ 53,790$
Beacon Hill
SOURCES & USES

17. 17 | P a g e
DEAL SUMMARY
PERUNITPSFPERUNITPSF
YearBuilt1999PermLoanAmount$38,328$33.81$7,358,900
NumberofUnits192PermLoanTerm5Years
NetRentableArea217,632PermLoanTermI/OPeriodYear(s)
CurrentOccupancy94%PermLoanAmortization30Years
PermLoanInterestRate4.75%
AnnualDebtService$2,399.22$2.12$460,650.07
AcquisitionDateJune1,2014AnnualConstant6.26%
PurchasePrice$49,219$43.42$9,450,000DebtServiceCoverageRatio(NOI)1.49x
CapEx(DebtPortion)$0$0.00$0DebtYield(NOI)9.33%
AcquisitionClosingCosts$1,414$1.25$271,400
Reserves/CapEx(EquityPortion)$3,158$2.79$606,276CAPRateLTVRefiLoanAmount
TotalCost$53,790$47.45$10,327,676PermLoanAmount7.50%0.00%$0
RefiProceeds-$ValueAtRefiPerUnit$0
NetOperatingIncome$3,575$3.15$686,376PermLoanAmortization30Years
ImpliedCapitalizationRateonPurchasePrice6.83%PermLoanInterestRate5.00%
AnnualDebtService$0.00$0.00$0
AnnualConstant6.44%
SeniorDebt75%$38,328$33.81$7,358,900
Equity25%$12,305$10.86$2,362,500
Plus:Reserves/CapEx$3,158$2.79$606,276HoldPeriod5Years
TotalEquityRequired$15,462$13.64$2,968,776NOIatDisposition$4,716$4.16$905,519
CapitalizationRate7.50%
SalesPrice$62,865$55.46$12,070,000
LessSalesCosts2.5%$1,573$1.39$302,000
OutstandingLoanBalance$35,069$30.94$6,733,264
NetSalesProceeds$26,223$23.13$5,034,736
Rivergate5%$773$0.68$148,439ProjectLevelReturns
Investor95%$14,689$12.96$2,820,337LeveragedIRR18.93%
PreferredReturn7%UnleveragedIRR9.53%
SplittoInvestorUpto1stHurdle70%AverageCashonCash9.82%
1stIRRHurdle7%
InvestorReturns
SplittoInvestorupto2ndHurdle70%IRR16.27%
2ndIRRHurdle7%EquityMultiple2.0x
Profit$2,720,907
FinalSplittoInvestor70%PostRefiEquityMultiple0.00
PropertySummaryPermLoanSummary
BeaconHill
DASHBOARD
7492BeaconHillLoop,OrlandoFL32818
EquityStructure&ProfitDistributions
AcquisitionSummary
CapitalStructure
DispositionSummary
ReturnSummary
NoRefi

18. 18 | P a g e
7YEAR FORECAST
YEAR ENDING BUDGETED Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
YEAR 1 TOTAL Jan-16 Jan-17 Jan-18 Jan-19 Jan-20 Jan-21
INCOME
Base Rent Growth Rate 0.00% 1.50% 1.50% 1.50% 1.50% 1.50% 1.50%
Gross Potential Revenue 1,827,482$ 1,854,894$ 1,882,718$ 1,910,958$ 1,939,623$ 1,968,717$ 1,998,248$
Percentage Units Upgraded 0% 0% 0% 0% 0% 0% 0%
Rent Increase from Upgrades 0% 0% 0% 0% 0% 0% 0%
Rent Growth From Upgrade - - - - - - -
GROSS POTENTIAL INCOME 1,827,482$ 1,854,894$ 1,882,718$ 1,910,958$ 1,939,623$ 1,968,717$ 1,998,248$
1.50% 1.50% 1.50% 1.50% 1.50% 1.50%
Other Income Growth Rate 2.00% 2.00% 2.00% 2.00% 2.00% 2.00%
Late Fee 20,645$ 21,058$ 21,479$ 21,909$ 22,347$ 22,794$ 23,250$
Lease Termination Fee 25,422 25,930 26,449 26,978 27,518 28,068 28,629
Other Income 34,535 35,226 35,930 36,649 37,382 38,129 38,892
Move out Damagies 38,619 39,391 40,179 40,982 41,802 42,638 43,491
Intrest Income - - - - - - -
PLACE6 - - - - - - -
TOTAL OTHER INCOME 119,221$ 121,605$ 124,037$ 126,518$ 129,048$ 131,629$ 134,262$
Potential Gross Income (PGI) 1,946,703$ 1,976,499$ 2,006,755$ 2,037,476$ 2,068,671$ 2,100,346$ 2,132,510$
Revenue Adjustments
Economic Vacancy/Collection Loss % -19.50% 18.00% 16.00% 14.00% 12.00% 12.00% 12.00%
Economic Vacancy/Collection Loss (356,359) (355,770) (321,081) (285,247) (248,241) (252,042) (255,901)
Total Revenue Adjustments (356,359)$ (355,770)$ (321,081)$ (285,247)$ (248,241)$ (252,042)$ (255,901)$
Effective Gross Income (EGI) 1,590,344$ 1,620,729$ 1,685,674$ 1,752,229$ 1,820,430$ 1,848,305$ 1,876,608$
Economic Occupancy (%) 80.50% 80.82% 82.95% 85.07% 87.20% 87.20% 87.19%
EXPENSES 2.00% 2.00% 2.00% 2.00% 2.00% 2.00%
Personnel 211,249$ 215,474$ 219,783$ 224,179$ 228,662$ 233,236$ 237,900$
Admin 50,139 51,142 52,165 53,208 54,272 55,358 56,465
Advertising 9,600 9,792 9,988 10,188 10,391 10,599 10,811
Service Contracts 17,785 18,141 18,504 18,874 19,251 19,636 20,029
Utility Costs 125,753 128,268 130,833 133,450 136,119 138,841 141,618
Maintenace & Repairs 72,960 74,419 75,908 77,426 78,974 80,554 82,165
Insurance 51,206 52,230 53,274 54,340 55,426 56,535 57,666
Taxes - - - - - - -
Turnover 53,760 54,835 55,932 57,051 58,192 59,355 60,542
Management Fee 73,099 74,561 76,052 77,574 79,125 80,708 82,322
Courtesy Patrol 29,933 30,532 31,142 31,765 32,400 33,048 33,709
Operating Expenses Less Taxes 695,483$ 709,393$ 723,581$ 738,053$ 752,814$ 767,870$ 783,227$
3.00% 3.00% 3.00% 3.00% 3.00% 3.00%
Real Estate Taxes 150,884$ 155,411$ 160,073$ 164,875$ 169,821$ 174,916$ 180,163$
Total Operating Expenses 846,367$ 864,804$ 883,654$ 902,928$ 922,635$ 942,786$ 963,391$
NET OPERATING INCOME 743,976$ 755,926$ 802,020$ 849,302$ 897,795$ 905,519$ 913,218$
Cash On Cash Return 7.60% 8.01% 9.56% 11.15% 12.78% 0.00% 0.00%
DSCR 1.49 1.64 1.74 1.84 1.95 0.00 0.00
Replacement Reserves 57,600$ 57,600$ 57,600$ 57,600$ 57,600$ 57,600$ 57,600$
CASH FLOW BEFORE DEBT SERVICE $686,376 $698,326 $744,420 $791,702 $840,195 $0 $0
Beacon Hill
7492 Beacon Hill Loop, Orlando FL 32818
7-YEAR ECONOMIC PRO-FORMA

19. 19 | P a g e
CAPITAL EXPENDITURES
PER UNIT
Parking lot repairs and sealcoat touchup 25,000$ 130$
Sidewalk, handrail, retaining wall repairs 20,000$ 104$
Landscaping 25,000$ 130$
Gated Entry 35,000$ 182$
Exterior lighting 20,000$ 104$
Pre Pay Insurance & Utility Deposits 70,406$ 367$
Electrical Repairs 25,000$ 130$
Mechanical 10,000$ 52$
Railing, Stairs & Balconies 30,000$ 156$
Painting and Waterproofing 50,000$ 260$
Pressure wash 15,000$ 78$
Plumbing (Sewer line repairs) 35,000$ 182$
Roof Contingincy 100,000$ 521$
Replace 5% HVAC units x $2500 per unit Handler 24,000$ 125$
Replace 60 water heaters @ 300 18,000$ 94$
Appliance replacement 50,000$ 260$
Notes: Renovate units - New lights, New faucet, New cabinet doors and New hardware 25,000$ 130$
Contingency 28,870$ 5% 150$
TOTAL 606,276$ 3,158$
COST PER UNIT 3,158$
CAPITAL EXPENDITURES
Beacon Hill
7492 Beacon Hill Loop, Orlando FL 32818

20. 20 | P a g e
STRATEGIC INVESTMENTS
2801 SW 31
st
Avenue
Suite 2-B
Coconut Grove, FL 33133
305.416.4949 Office
MANAGE * INVEST * BUILD
MULTIFAMILY