The 501 Broadway Place project is located at 509 Elm Ave, Waco, Texas 76704. It is a 50 residential unit mixed use development, offering five spacious floorpans ranging from 572 to 1146 SF, and 12 commercial units ranging from 676 to 1065 SF. 11 one bedroom units will be reserved at affordable units with income restrictions. Five of our two bedroom units will be reserved as short term rentals. The development will be broken up in phases, phase 1 will begin on Elm street with 9 affordable units, phase 2 will begin on Taylor street with 2 affordable units. Residents qualifying for affordable units will take priority upon completion of the development. Deep Elm Lofts will be iconic contemporary design also features nine-foot ceilings, granite like countertops in the kitchen, stainless steel appliances and or black, a washer and dryer connections in each unit, dishwasher, disposal, ceiling fans, vinyl plank wood floors throughout, and security alarm systems. Please review the deck pages attached to review the Pro-forma. Please email me at caitlandr@nexsusdevelopment.com to anger answer any questions you may have.

1. N e x s u s
D e v e l o p m e n t s Amixed use building with 50-unit residential and 12 commercial units located in Waco, Texas
501 Broadway Place
1

2. Why Invest In Multifamily?
Value Creation
With Growing economy,
demand for real estate as
an asset class increases,
due to natural inflation or
scarcity of land. Value is
further created through
increased equity with
ownership of tangible
assets.
Risk Mitigation
A lower risk profile
relative to other real
estate and alternative
investments reduces
volatility. “Multi-family
has a risk profile similar
to government bonds
with a return profile
superior to the stock
market.”
Hedge Against Inflation
Multi-family investment
offers investors unique
buffers that protect them
from all, but the most
extreme inflationary
scenarios. Apartments are
particularly resistant to
inflationary headwinds as a
shelter is a basic necessity.
2

3. Demand For Multifamily
Homeownership peaked
before the 2008 recession
and has never returned to
previous levels. Many
people are tepid about the
expenses associated with
homeownership or simply
can’t afford it. The
COVID-19 pandemic will,
unfortunately, force even
more of the population to
rent for longer and/or sell
to become renters through
loss of income and other
associated hardships. These
demand drivers are likely to
continue to support
multifamily rentals into the
future.
Multifamily resident retention rates surged
to 57.2% from 53.4% in 2019 with renters
renewing leases at the highest rates in
recent history due to less mobility and
economic challenges caused by COVID-19.
This trend is expected to continue through
2021-2022.
3

4. STATES WITH THE BIGGEST POPULATION NOMINAL INCREASES
Why Waco? Why Texas?
Texas
373,965
Florida
241,256
Arizona
129,558
North Carolina
99,439
Georgia 81,997
▪ The Texas multi-family real
estate markets provide a
compelling opportunity for the
purchase, management, and
development of undervalued
and distressed multi- family real
estate assets and vacant land.
▪ Challenging housing costs
and shifting preferences among
Millennials have caused
residential rental vacancies in
Texas to tighten strongly over the
last five years even as price
pressure builds. Tax incentives,
fairly affordable cost of living and
comfortable weather result in high
growth migration to the state
Finding an apartment in Waco has proven difficult as the demand has
increased in short and long-term rental properties. Many believe it's due to the
influx in those moving to Waco with big-name companies like Amazon.Waco’s
population has had a growth rate of 2.07% annually with a 15.39% increase in
population since 2010. Much of this population growth can be credited to
Waco’s higher education institutions, such as Baylor University (1,300
employees) and Waco Independent School District, as well as the growth of L3
Technologies / L3HARRIS. Living in Central Texas is being sought after.
4

5. https://citycenterwaco.com/wp-content/themes/Avada-Child-Theme/documents/Elm_Avenue_Improvement_Plan.pdf
Elm & Taylor St Infrastructure Project
A $6.7 million project to remove
and rebuild Elm Avenue’s roadway,
sidewalks, streetlights, storm drains
and waterlines is just one piece of a
larger puzzle in East Waco. The Elm
“streetscape” project and a $2.8
million infrastructure project on
Peach Street are planned to start in
late 2019 or early 2020, with a
completion timeline of end of 2021.
Streetscape improvements generally occur within road
rights- of-way. The intent of the streetscape is to enhance
the visual character of an area in a manner that does not
interfere with its functional aspects. Improvements
should:
• Assist in defining the character of the area.
• Serve as a transition from the roadway to private
development.
• Accommodate safe and convenient pedestrian
movement.
• Retain maximum visibility from the street to the
storefront.
• Allow for businesses to extend their business beyond the
storefront to increase activity along the street.
Site Source
Infrastructure Projects Elm Ave & Taylor St
5

6. $5.5 million project being pursued by a
downtown revitalization agency that would
convert the East Waco thoroughfare into a
“festival street” designed for events.
The project would sit stretch from Martin
Luther King Jr. Boulevard to Mann Street.
Elements would include a walkway from near
the Suspension Bridge to a festival street along
Bridge, a festival area created by tweaking the
right-of-way at Mann Street and an
entertainment plaza, along with on- and off-
street parking to accommodate festivals and
community activities. New pavement,
sidewalks, street trees, lighting and storm
drains, would be part of the effort.
The end goal is to make the area pedestrian-
friendly and compliant with federal Americans
with Disabilities Act accessibility guidelines, as
well as easy to close off to vehicle traffic during
special events.
https://citycenterwaco.com/wp-content/themes/Avada-Child-Theme/
documents/Elm_Avenue_Improvement_Plan.pdf
Source
6
Bridge Street Front Porch Development

7. What truly began the migration and revitalization to take
place in East Waco, was the new stadium for Baylor
University football. It began along the Brazos River in
September 2012. Contrary to the previous ground the
Baylor Bears used, this one stands on campus.
It may across the river from most facilities, but with a new
pedestrian bridge and proximity of Waco’s most important
avenue, it’s still very well connected. In fact, at the time of
opening it was one of only three stadium in the NCAA
system to allow fans arrival via boats, thanks to the marina
created within the project.
Mclane Stadium
7

8. Work Force & Attractions
Amazon Distribution Center HUB
This $200 million robotic fulfillment
center will bring at least 1,000 jobs
– making it the fifth largest
employer in Waco, and represents
the fourth Fortune 100 company
with a major facility in our
community.
In June, Elon Musk said in a Twitter post that he lives primarily in a Boca
Chica home worth $50,000 that he rents from SpaceX. He previously said
he moved to Texas last year to be closer to his two biggest focuses,
SpaceX's South Texas facility and the Tesla facility currently being built in
Austin.
The billionaire also said Saturday that he intends to use the new engine
production facility near Waco to help fuel his plan for a city on Mars by
2050. Musk said the engines will be needed for a fleet of rockets to be used
over a 10-year period to create the city, which he predicts will take about
20 years to build.
SpaceX leases about 4,280 acres and employs about 500 people in the
area, according to the Waco Tribune-Herald, and last year officials allocated $2
million to the company, which plans $10 million in infrastructure
improvements on the site. At the time, the Tribune-Herald also reported that
the company planned offices in Waco for key personnel.
https://www.conchovalleyhomepage.com/news/watch-new-
video-of-waco-amazon-facility-released/
Source
https://www.statesman.com/story/business/2021/07/10/elon-musk-says-
spacex-still-growing-texas-plans-rocket-engine-factory-near-waco/
Source
8

9. RentComparablesMap
Mi
le
s
6
.
3
Rent Comparables
1. Columbus Heights
2. Franklin Place
3. Tinsley Place
4. 222 & 300 Clay Court
5. Heritage Quarters
6. Austin Avenue Flats
7. 714 Lofts
All rent comparables are within
2.5 miles of Deep Elm Lofts.
9
1
7
6
5
4
3
2
9

10. Rent Comps Overview
Cameron Heights
400 Bosque Blvd.
Waco, TX 76707
Property
Details
Units
YearBuilt
Occupancy
24
2015 & 2017
96%
Rental Rates
Avg. SFper Unit
Avg. Rent per Unit
Avg. Rent per SF
1,205 SF
$1,450
$1.20
Property
Details
Units
YearBuilt
Occupancy
31
2019
100%
Rental Rates
Avg. SFper Unit
Avg. Rent per Unit
Avg. Rent per SF
1140SF
$1,450
$1.60
Units
YearBuilt
Occupancy
61
2014
100%
Rental Rates
Avg. SFper Unit
Avg. Rent per Unit
Avg. Rent per SF
722 SF
$1,034
$1.43
Upgrade Notes
Incl. Garages & Gated Access
Utility Structure
Residents Pay Water and Electricity
Amenity Adjustment
No Garage - Covered Carports & Gated Access
Utility Structure
Residents Pay Water and Electricity
upgrade Notes
No Garage – Gated Access
utility structure
Residents Pay Water and Electricity
101 Elm Apartments
101 Elm Ave
Waco, TX 76704
Franklin Place
600 Franklin Avenue
Waco, TX 76701
1
2
Rent Comparables
10

11. Rent Comps Overview
RentComparables
Tinsley Place
715 Cleveland
Waco, TX 76706
Property
Details
Units
YearBuilt
Occupancy
217
2016
100%
Rental Rates
Avg. SFper Unit
Avg. Rent per Unit
Avg. Rent per SF
685SF
$1,094
$1.60
Property
Details
Units
YearBuilt
Occupancy
30
2016
100%
Rental Rates
Avg. SFper Unit
Avg. Rent per Unit
Avg. Rent per SF
866 SF
$1,116
$1.29
Units
YearBuilt
Occupancy
106
2010
90%
Rental Rates
Avg. SFper Unit
Avg. Rent per Unit
Avg. Rent per SF
1154 SF
$1,953
$1.69
Upgrade Notes
No Garage – Pool, Covered Parking & Gated Access
Utility Structure
Residents Pay Electricity
Upgrade Notes
No Garage – Gated Access
Utility Structure
Residents Pay Electricity
Upgrade Notes
Parking Garage, Gated Access, Pool
NOTE: Student Housing (by the bed pricing)
Utility Structure
Residents Pay Electricity
Heritage Quarters
215 Washington Avenue
Waco, TX 76701
Property Details
222 & 300 Clay Court
200 Clay Avenue
Waco, TX 76701
3
4
5
12

12. Rent Comps Overview
RentComparables
3
Austin Avenue Flats
219 S. 4th Street
Waco, TX 76701
Property Details
Units 446
Rental Rates
Avg. SF per Unit 883 SF
Year Built 2008 Avg. Rent per Unit $1,256
Occupancy 91% Avg. Rent per SF $1.42
Upgrade Notes
Covered Parking, Gated Access
Utility Structure
Residents Pay Electricity
upgrade Notes
Parking Garage, Pool, GatedAccess, Solar
NOTE: Additionally offeringAir B-n-B units
utility structure
Residents Pay Water and Electricity
714 Lofts
714 Austin Avenue
Waco, TX 76701
Property Details
Units 9
Rental Rates
Avg. SF per Unit 1,331 SF
Year Built 2013 Avg. Rent per Unit $1,728
Occupancy 100% Avg. Rent per SF $1.30
6
7
13

13. Rent Comparison by Unit Type
R e n t C o m p a r a b l e s
One-Bedroom Units |
Property Unit Type Number of
Units
SF Rent Rent / SF
714 Lofts 1 Bed / 1
Bath
7 845 $1,300 1.54
Tinsley Place 1 Bed /1.5
Bath
13 868 $1,300 $1.50
Tinsley Place 1 Bed / 1.5
Bath
10 794 $1,200 $1.51
Austin Avenue Flats
Headquarters
1 Bed / 1
Bath
1 Bed / 1
Bath
2
12
798
518
$1,150
$1,125
$1.44
$2.17
Clay Court 1 Bed / 1 Bath 6 865 $1,075 $1.24
Tinsley Place 1 Bed / 1 Bath 15 588 $1,050 $1.79
Clay Court 1 Bed / 1 Bath 20 800 $1,050 $1.31
Franklin Place
Tinsley Place
Franklin Place
Austin Avenue Flats
Franklin Place
Franklin Place
Tinsley Place
AVERAGE
1 Bed / 1 Bath
1 Bed / 1 Bath
1 Bed / 1 Bath
1 Bed / 1 Bath
1 Bed / 1 Bath
1 Bed / 1 Bath
1 Bed / 1 Bath
38
30
6
21
19
15
72
261
756
561
645
558
632
569
485
615
$1,025
$950
$925
$875
$875
$850
$800
$957
$1.36
$1.69
$1.43
$1.57
$1.38
$1.49
$1.65
$1.56
14

14. Rent Comparison by Unit Type
R e n t C o m p a r a b l e s
Two-Bedroom Units |
Property Unit Type Number of Units SF Rent Rent / SF
Austin Avenue Flats
Franklin Place
Austin Avenue Flats
Franklin Place
2 Bed / 2 Bath
2 Bed / 2 Bath
2 Bed / 2 Bath
2 Bed / 2 Bath
2
2
2
2
1,504
1,289
1,168
1,159
$1,895
$1,695
$1,695
$1,650
$1.26
$1.40
$1.45
$1.42
Tinsley Place
Cameron Heights
2 Bed / 2 Bath
2 Bed/2.5 Ba/
4
12
1,086
1,342
$1,600
$1,595
$1.47
$1.19
714 Lofts 2 Bed / 2 Bath 2 1,193 $1,550 $1.30
Tinsley Place
Clay Court
Franklin Place
2 Bed / 2 Bath
2 Bed / 2 Bath
2 Bed / 2 Bath
6
4
9
989
1,200
964
$1,500
$1,500
$1,450
$1.52
$1.25
$1.50
Cameron Heights 2 Bed / 2.5
Bath
18 1,235 $1,425 $1.15
Austin Avenue Flats 2 Bed / 1 Bath 6 948 $1,395 $1.47
Cameron Heights
Columbus Heights
Tinsley Place
2 Bed / 2.5
Bath
2 Bed / 2 Bath
2 Bed / 2 Bath
7
24
48
1,036
1,140
789
1,32$5
$1,250
$1,200
$1.28
$1.10
$1.52
AVERAGE 2 Bed / 2
Bath
148 1,033 $1,362 $1.32
Three-Bedroom Units |
Property Unit Type Number of Units SF Rent Rent / SF
714 Lofts 3 Bed / 3 Bath 2 2,557 $3,000 $1.17
Headquarters 3 Bed / 3 Bath 14 1,096 $1,848 $1.68
Tinsley Place 3 Bed / 3 Bath 16 1,087 $1,800 $1.66
Austin Avenue Flats 3 Bed / 2 Bath 12 1,297 $1,795 $1.39
Cameron Heights 3 Bed / 2.5
Bath
6 1,546 $1,795 $1.16
AVERAGE 3 Bed / 3 Bath 50 1,252 $1,859 $1.45
15

15. Waco Markets Prove Resilient Amid
The Covid-19 Pandemic
As the COVID-19 pandemic reshapes the nation’s economy and real estate
landscape, Nexsus Developments has partnered with Hope Housing
Foundation to strategize focus on middle-market multifamily investment in
the South has proven prescient. Emboldened by the work- from anywhere-
economy, and in search of lower-cost-of-living cities, scores of people fled
major coastal gateway cities in 2020 and moved into the Waco region. This
has helped drive demand for apartments in our target market.
Waco Metro Areas
Gained Most Newcomers
Waco Markets
Outperform National
Average Growth
Owners And
Job market
16

16. Executive Summary
The 501 Broadway Place project is a 50 residential unit mixed use development,
offering five spacious floorpans ranging from 572 to 1146 SF, and 12 commercial units
ranging from 676 to 1065 SF. 11 one bedroom units will be reserved at affordable units
with income restrictions. Five of our two bedroom units will be reserved as short
term rentals. The development will be broken up in phases, phase 1 will begin on Elm
street with 9 affordable units, phase 2 will begin on Taylor street with 2 affordable units.
Residents qualifying for affordable units will take priority upon completion of the
development. We will be working directly with housing to give residents on the waiting
list the first opportunity for move in. Deep Elm Lofts will be iconic contemporary design
also features nine-foot ceilings, granite like countertops in the kitchen, stainless
steel appliances and or black, a washer and dryer connections in each unit,
dishwasher, disposal, ceiling fans, vinyl plank wood floors throughout, and security
alarm systems.
The mixed used development is a perfect fit for young professionals, looking for
proximity to their workspace, downtown, moving residents, or Baylor alumni
who regularly returns to support BU’s highly competitive athletic programs.
Currently we have two businesses with commitments to commercial space both on
Elm Avenue. Joy “Jumpstart our Youth Waco kids” will provide youth programs to
children between the ages of 8-18. Noir, will provide a list of services including a hair
salon, a nail technician, and an eyelash technician. I’ve included short bios for
reference.
Our predicted start date will be 04.01.2022, Phase 1 will be completed 04/01/2023.
Phase 2 will begin 04/01/2022 and will end 04/01/2024.
Our mission & priorities are to meet the needs and wants of East Waco residents.
Deep Elm Lofts will act as a stimulated light source for east riverside Waco residents.
Providing affordable appealing living, commercial space suitable for new businesses,
and opportunity for job growth within the community.
13
17

17. 3
W W
W
RETAIL
RETAIL
RETAIL
RETAIL
RETAIL
RETAIL
RETAIL
RETAIL
1061 SF
676 SF
676 SF
676 SF
676 SF
1061 SF
676 SF
676 SF
RETAIL
RETAIL
676 SF
676 SF
RETAIL
1055 SF
RETAIL
1054 SF
OFFICE / FITNESS
975 SF
W
W
W
D
UP
W
D
UP
W
D
UP
W
D
UP
W
D
UP
W
D
UP
W
D
UP
W
D
UP
W
D
UP
12,314 SF
FIRST FLOOR UNITS:
TOTAL RESIDENTIAL UNITS ON FIRST FLOOR: 9
17
12
ELM
STREET
TAYLOR
STREET
DOUGLAS C. BROWN STREET
TAYLOR
STREET
12
6 8
3
9 TOWN HOME PARKING SPACES
SIDEWALK SF TOTAL:
SITE PLAN SQUARE FOOTAGES:
7,301 SF
LANDSCAPING SPACE:
COMMON SPACE: 386 SF
PARKING DRIVE SPACE: 21,893 SF
1ST FLOOR SQUARE FOOTAGES:
COMMERCIAL: 9,640 SF
RESIDENTIAL LIVING:
RESIDENTIAL GARAGE:
RESIDENTIAL CONCRETE:
266.11 SF
RESIDENTIAL UNITS 1ST FLOOR: EACH TOTAL
185.66 SF 1,671 SF
OFFICE/FITNESS ROOM: 975 SF
2,395 SF
623 SF
69.22 SF
TOTAL COMM. SPACES:
GATE
44 PUBLIC PARKING SPACES
Site layout 1st Floor
18

18. W
B
W
W
W
W
W
W
W
W
W
W
D
D
D
C
A
D
D
D
D
3
SECOND FLOOR UNITS: TOTAL
EACH
B UNITS: 2 722 SF/EA.
C UNITS: 2 565 SF/EA.
D UNITS: 8 602 SF/EA.
F UNITS: 5 976 SF/EA
1,444 SF
1,130 SF
4,875 SF
4,816 SF
A UNITS: 1 945 SF/EA. 945 SF
E UNITS: 9
12
ELM
STREET
TAYLOR
STREET
D
TAYLOR
STREET
GATE
TOTAL RES. UNIT SF:
TOTAL RES. UNITS:
17,818 SF
27
TOTAL RESIDENTIAL UNITS ON ALL FLOORS: 45 UNITS
3RD FLOOR UNITS: TOTAL
EACH
B UNITS: 2
D UNITS: 8
F UNITS: 5
A UNITS: 1
TOTAL RES. UNITS:
F
F
W
B
F
W
C
F
F
W
D
W
D
W
D
W
D
W
D
W
D
12
6
W
D
W
D
W
D
8
3
44 PUBLIC PARKING SPACES
9 TOWN HOME PARKING SPACES
C UNITS: 2 565 SF/EA. 1,130 SF
602 SF/EA. 4,816 SF
722 SF/EA. 1,444 SF
945 SF/EA. 945 SF
512 SF/EA. 4,608 SF E UNITS: 9 512 SF/EA. 4,608 SF
976 SF/EA 4,875 SF
TOTAL RES. UNIT SF: 17,818 SF
27
Site layout 2nd & 3rd floor
19

19. 20
Bed Bath Unit # Units % of Units SF/Unit Total SF
Current
Rent
Year 1 Rent Rent/SF Monthly Annual
1 1
Block C
Small
6 9.68% 543 3,258 $950 $950 $1.75 $5,700 $68,400
1 1
Block B 1
Medium
6 9.68% 695 4,170 $1,195 $1,195 $1.72 $7,170 $86,040
1 1
Block D 1
medium
16 25.81% 602 9,632 $1,025 $1,025 $1.70 $16,400 $196,800
1 1
Block A 2
Large
3 4.84% 906 2,717 $1,495 $1,495 $1.65 $4,485 $53,820
2 2
Block F
medium
5 8.06% 1,050 5,250 $1,679 $1,679 $1.60 $8,395 $100,740
2 2
Block E 3
Large
9 14.52% 1,294 11,646 $2,199 $2,199 $1.70 $19,791 $237,492
1 1
Commercia
l s
8 12.90% 650 5,200 $1,125 $1,125 $1.73 $9,000 $108,000
1 1
Commercia
l s
1 1.61% 1,054 1,054 $1,945 $1,945 $1.85 $1,945 $23,340
1 1
Commerica
l B
1 1.61% 1,055 1,055 $1,934 $1,934 $1.83 $1,934 $23,208
1 2
Commerica
l B
2 3.23% 1,061 2,122 $1,945 $1,945 $1.83 $3,890 $46,680
Block G
Large (STR)
5 8.06% 1,645 8,225 $2,100 $2,100 $1.28 $10,500 $126,000
0.00% 0 $0 #DIV/0! $0 $0
0.00% 0 $0 #DIV/0! $0 $0
0.00% 0 $0 #DIV/0! $0 $0
0.00% 0 $0 #DIV/0! $0 $0
0.00% 0 $0 #DIV/0! $0 $0
0.00% 0 $0 #DIV/0! $0 $0
0.00% 0 $0 #DIV/0! $0 $0
0.00% 0 $0 #DIV/0! $0 $0
0.00% 0 $0 #DIV/0! $0 $0
0.00% 0 $0 #DIV/0! $0 $0
0.00% 0 $0 #DIV/0! $0 $0
Total 62 54,329 $89,210 $1,070,520
Average 1,183 $1,439 $1.64
Proforma

20. Proforma
Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
Average Rent/Unit $1,439 $1,439 $1,482 $1,526 $1,572 $1,619 $1,668
Rent/SF $1.64 $1.64 $1.69 $1.74 $1.79 $1.85 $1.90
Rental Revenue $1,070,520 $1,070,520 $1,102,636 $1,135,715 $1,169,786 $1,204,880 $1,241,026
(Less) Physical
Vacancy
-$1,070,520 $1,077,714 -$55,132 -$56,786 -$58,489 -$60,244 -$62,051
(Less) Economic
Vacancy
-$21,410 -$32,116 -$33,079 -$34,071 -$35,094 -$36,146 -$37,231
Other Income $ - $441,538 $209,028 $211,118 $213,230 $215,362 $217,515
Net Revenue $0 $2,557,657 $1,223,453 $1,255,976 $1,289,433 $1,323,851 $1,359,259
Operating Expenses
General & Admin $ - $ - $ - $ - $ - $ - $ - $
Marketing/
Advertising
$5,000 $5,000 $5,125 $5,253 $5,384 $5,519 $5,657
Payroll $21,493 $21,493 $22,030 $22,581 $23,146 $23,724 $24,317
R&M $ - $ - $ - $ - $ - $ - $ - $
Make Ready $15,180 $15,180 $15,560 $15,948 $16,347 $16,756 $17,175
Utilities $6,000 $6,000 $6,150 $6,304 $6,461 $6,623 $6,788
Professional Fees $3,000 $3,000 $3,075 $3,152 $3,231 $3,311 $3,394
RE Taxes $148,147 $148,147 $151,851 $155,647 $159,538 $163,527 $167,615
$28,197 $28,197 $29,325 $30,498 $31,718 $32,987 $34,306
Replacement
Reserves
$26,000 $26,000 $26,000 $26,000 $26,000 $26,000 $26,000
Management Fee % $ - $204,613 $97,876 $100,478 $103,155 $105,908 $108,741
Opex Dampening
$ 266,924 $
212,191 $
-
$ - $ - $ - $ - $
Total Operating
Expenses
$ - $259,345 $371,246 $380,472 $389,956 $399,705 $409,728
Net Operating
Income
$ - $2,298,312 $852,207 $875,504 $899,477 $924,146 $949,532

21. Proforma
Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
21
AM Fee $ - $ - $10,964 $10,964 $10,964 $10,964 $10,964
CFBDS $ - $2,298,312 $841,243 $864,540 $888,513 $913,182 $938,568
Debt 1 $309,802 $688,448 $ - $ - $ - $ - $ -
Debt 2 $ - $ - $561,673 $561,673 $561,673 $561,673 $561,673
Total Debt Obligation
$ 309,802 $
688,448 $
561,673
$561,673 $561,673 $561,673 $561,673
CFADS -$309,802 $1,609,863 $279,570 $302,868 $326,841 $351,510 $376,896
CF for Distribution
$
(309,802)
$
1,609,863
$
279,570
$302,868 $326,841 $351,510 $376,896 $403,020 $429,904 $457,570 $485,393
DSCR 0.00 3.34 1.50 1.54 1.58 1.63 1.67 1.72 1.77 1.81 1.86
Sale
Proceeds:
$
-
$
-
$
-
$
-
$
-
$
-
$6,475,037
$
-
$
-
$
-
$
-
Int
Reserve:
$309,802 -$309,802
$
-
$
-
$
-
$
-
$
-
$
-
$
-
$
-
$
-
Refi
Proceeds:
$
-
$2,760,954
$
-
$
-
$
-
$
-
$
-
$
-
$
-
$
-
$
-
Cash Flow
$
-
$1,300,061 $279,570 $302,868 $326,841 $351,510 $376,896 $403,020 $429,904 $457,570 $485,393
Capital
Events
$
-
$2,760,954
$
-
$
-
$
-
$
-
$6,475,037
$
-
$
-
$
-
$
-
Cash Flow to IRR Calc Gross IRR
-$730,903 $900,000
$
$279,570 $302,868 $326,841 $351,510 $6,851,933
$ $ $ $
64.49%

22. Target Returns
6%
Preferred Return
7 - 9%
Cash On Cash
38 - 68%
IRR Return
On Equity
1.5x -1.7
Equity Multiple
Significant
Tax Advantages
50 / 50 Split
On all Cash Flows
upon Capital Event
Nexsus Development &
Hope Housing Foundation
▪ Investment
Objective
▪ Capital
Raise Amount
▪ Subscription
Amount
Minimum
Nexsus Development
and Hope Housing
Foundation will
develop 501
Broadway Place, a
mixed use
development in
Waco Texas. With a
ten year holding
period, and an option
to exit at year 2, year
5, and year 10.
$ 750,000.00
$100,000.00
22
PAST PERFORMANCE IS NO GUARANTEE OF FUTURE
RESULTS, AND ANY EXPECTED RETURNS OR
HYPOTHETICAL PROJECTIONS MAY NOT REFLECT
ACTUAL FUTURE PERFORMANCE. FURTHERMORE,
PAST RETURNS MAY REFLECT THE PERFORMANCE OF
ASSETS FOR A FINITE TIME, OR DURING A PERIOD OF
EXTREME MARKET ACTIVITY. ALL INVESTMENTS
INVOLVE RISK AND MAY RESULT IN PARTIAL OR
TOTAL LOSS.
▪ Capital
Raise Close
December 24th, 2021
5:00 P.M. EST

23. Background
Nexsus Development is partnering with
Hope Housing Foundation a commercial
development company focused on providing
value to investors through investing in
apartment communities with efficiency.
We specialize in underserved communities
that are in need of housing and revitalization
to a growing market. We believe in building
better buildings efficiently with new
technology we can now do so.
Our mission is to develop in appreciating
markets, without disrupting or displacement
of community members.
23

24. Our Team
Caitland’s ambitious journey began at Collin Community College, where she
graduated in 2016. Shortly after, she began working with a State Farm
Agency in 2012 as a receptionist, in 2018 Caitland left State Farm in order to
build her very own Independent Insurance Agency called SafeSite Auto
Insurance LLC. After experiencing success during her career as a
professionally licensed insurance agent, her interest grew within the real
estate community. She continuously sought to make a lasting impact on the
community, this was the driving force within her real estate career. This led
to her interest in development within communities in need. Caitland realized
the key to successful development was putting together a team of
professionals within their respective trades. Caitland has dedicated her time
and efforts to revitalize communities and areas in need of redevelopment and
housing.
Caitland Rodgers
Founder & Chief
Operator
Co - Developer
Nexsus Developments LLC
24
https://nexsusdevelopment.com

25. Alvin Hope Johnson has been in the Real Estate industry for over 35 years. Starting out as
a handyman selling painting and repair services door to door, Alvin grew his
entrepreneurial skills into an empire. He currently serves as the President of Hope Housing
Foundation, an affordable housing company that offers beautiful, well maintained, and safe
properties. Alvin also serves as President of Assertive Management Group, LLC, a
privately owned property management firm that helps to support the foundation.
Alvin Hope Johnson started his real estate career almost by accident. While struggling at a
young age to make ends meet and picking up odd jobs here and there, Alvin continued to
take the skills he learned along the way and parlay them into new opportunities. Starting
out as a local handyman, Alvin eventually became a general contractor, and from there,
Alvin began learning about property development and mortgages. He spent 12 years in the
mortgage business and ran several successful firms. He soon realized that all of these
seemingly separate industries were all part of a larger opportunity in real estate. When you
know every single aspect of what goes into building a safe and stunning home, it will help
you to sell that safe and stunning home. Alvin focused on doing just that in order to bring a
sense of community to those in need.
As a way of providing affordable renovation to the developments that Hope Housing
Foundation has purchased, a general contracting firm was birthed. That company,
Empowered Services of Texas is also led by Alvin, who is a licensed General Contractor in
the State of Louisiana.Alvin Hope Johnson is a beloved and prominent member of his
Texas community. He is the President of the non-profit entity Hope Housing Foundation,
aimed at providing affordable housing developments. In addition to his philanthropic work
as head of the Hope Housing Foundation, Alvin Hope Johnson also manages Assertive
Management Group, LLC., a privately owned property management firm aiding in his
foundation’s development, and Empowered Services of Texas, a general contracting firm
that handles all of the foundation’s renovation ventures. The three businesses are centrally
located in the Dallas, Texas area.
Hope Housing Foundation & Nexsus Developments are partnering to bring Broadway
Place development to Waco Texas.
Alvin Hope Johnson
President of
Hope Housing
Foundation
Co-Developer
Our Team
25
https://www.hopehousingfoundation.org/multi-
family-homes

26. Our Team
Melvin J. Ferebee III Esquire
The Ferebee Group PLLC
Corporate and Securities Attorney
The Ferebee Group PLLC
Melvin James Ferebee III, Esq. is the Principal Attorney of The Ferebee Group PLLC, a
boutique, full-service business law firm in Houston, Texas.
A native Virginian, Melvin attended The College of William and Mary in Williamsburg,
Virginia where he received a Bachelor of Arts degree in Government. He proceeded to
earn his law degree from the University of Texas School of Law.
Melvin represents clients in complex corporate and securities transactions. He
represents clients in offerings of debt and equity securities, in organizing, reorganizing,
and dissolving corporations and other business entities, in venture capital and private
placement, and in other transactional matters including, but not limited to, advising on
corporate finance, which includes equity and preferred equity investments.
He also assists his clients with the appropriate financing for mergers and acquisitions
and provides advice concerning the drafting, negotiation, and performance of contracts
for the sale of portions to all of their business.
Melvin serves as General Counsel to two-time bestselling author Bryan Chavis, Chavis
Capital, and the “Buy it! Rent It! Profit!” brand. He is also a principal in two real estate
development firms currently operating out of the Rust Belt, Southeast Virginia, and
Texas. The projects range from residential subdivision development to a Class A luxury
multifamily build currently in development.
When he is not working or spending time with his beautiful wife and five children, he is
growing his fingerprint in the film and television space through his film finance firm,
Catori Capital LLC.
https://www.tfgfirm.com
26

27. Our Team
As Director of Senior and Multi-Family Living, Tim
has helped developers, owner/operators, faith-
based organizations, nonprofit, and for-profit
companies plan, fund, design, and construct
facilities for more than 25 years, in multiple
states. Prior to joining CCC, he held executive-
level positions in strategic planning, real estate,
project management, construction finance,
business development and client relationship
management with several prominent Midwest
firms. Tim is an active member of the Wisconsin
Assisted Living Association (WALA), Wisconsin
Healthcare Engineering Association (WHEA),
National Investment Conference (NIC),
Argentum, Alzheimer’s Association, Fox Valley
Senior Resource Network and Leading Age
Wisconsin.
Tim Rinn
Consolidated Construction
Director of Senior & Multi-family
General Contractor
27
https://www.consolidated-const.com

28. Our Team
Mr. Bailey, a native Wacoan, received a Bachelor of
Architecture Degree from Texas A & M University in
1971. While attending Texas A & M University, he
received numerous design awards and scholarships,
was six times a distinguished student and charter
member of the Texas A & M University's Chapter of
Tau Sigma Delta National Honor Society. Mr. Bailey
became a registered architect in 1976 and that same
year joined the firm, which is now RBDR, PLLC. His
chief responsibilities are in the areas of design and
planning. He is a member of the American Institute of
Architects, N.C.A.R.B. certified, registered in eight
states, a registered interior designer, and has served
in city and community commissions. He is a member
of Lake Shore Baptist Church.
Keith Bailey
RBDR Architect Firm
Partnered
28
https://www.rbdrarchitects.com

29. Our Team
Ginger has been in the Real Estate industry since
1987 and as a licensed Broker and Certified Property
Management (CPM) has managed thousands of units
in her years of service to property owners.
She holds memberships in the following organizations:
National Association of Realtors -achieving the
Graduate Real Estate Institute (GRI) designation);
Institute of Real Estate Management (IREM) achieving
the Certified Property Manager (CPM) designation;
Certified Commercial Investment Member with a CCIM
designation. In addition, Ginger has achieved the
Certified Brokerage Manager (CRB) designation to
ensure Paramount Realty & Management as a
company achieves success in all areas of Real Estate
Brokerage.
Ginger Townley
Paramount Realty Managment
President
Property Management
29
https://www.paramountrealtytx.com