For accredited investors, $100,000 minimum
A 2024 build, leased and producing income now. Focused Capital already runs 340 apartments within ten minutes of it.
The deal
Chad picked these five himself as the strongest points on the deal.
You get paid first, up to 8% a year. After that the split is 80/20 in your favor.
The purchase works out to $170,000 a unit. Building the same thing today costs more than $220,000 a unit.
River Ridge Commerce Center sits eight miles away and supports more than 21,000 regional jobs.
One of them, Gateway Crossing, is 160 apartments six minutes away, and it is distributing cash to investors quarterly.
That is already on the building. It is not something anyone has to negotiate.
Investors
Chad and his team are incredibly knowledgeable and personable. I appreciate all the communication throughout the process.
Mike T., investor
Focused Capital has displayed great communication skills and has exhibited excellent cash flow.
James E., investor
I have invested in multiple funds and the communication has been excellent with Chad and his team.
Ryan Q., investor
My first deal has exceeded expectations and I plan to partner with Chad and his team on future opportunities.
Mark Bussa, investor
As a passive investor, Focused Capital offers cash flow, capital appreciation, along with all the tax advantages that real estate owners get with none of the management headaches.
Phillipe Schulligen, real estate mentor
Counterparties
Brokers, an insurance broker and advisers who have done business with Focused Capital rather than invested in it.
He has a wealth of professionalism and knowledge of multi-family that is unmatched. Every deal we have worked on together has been as smooth as possible, due to Chad's responsiveness and ease to work with.
Saher Hadi, District Capital
Focused Capital has a great investment thesis and Chad has the skills and character to execute on its vision.
Dan Reilly, Measured Capital
Chad has been a great client who has proven himself to be an effective apartment operator. More importantly he has always been reliable and honest.
Aaron Kuroiwa, Marcus & Millichap
Chad is extremely communicative and easy to work with. His professionalism, industry expertise, and entrepreneurial spirit poise him for tremendous growth in the multifamily industry.
Claire Bullard, Cushman & Wakefield
My experience with Chad and Focused Capital has been great. Chad operates with professionalism and is easy to work with.
Eric M. Rich, McGowan Insurance Group
He's hungry for knowledge and leaves no stone unturned when it comes to finding opportunities, evaluating deals, due diligence, financing, and contracts. Chad is definitely the guy you want on your team when investing in real estate.
Lauren Laforge, business coach
The property
Why this building
Most new apartment deals make you wait through construction, then through lease-up, before the building earns anything. The Bend is past both: it went up in 2024, it is leased, and it is collecting rent now.
A 2024 building has no deferred maintenance to catch up on and no renovation budget to spend before it performs.
New apartment supply across southern Indiana has fallen more than 70% from its 2022 peak, and only two projects are planned for the area. At the two properties we already own nearby, concessions are gone.
Distributions to investors are paid quarterly once the deal closes.
Where it is
The Bend sits in Clarksville, Indiana, eight minutes from downtown Louisville. That state line is the whole point. Residents work in the Louisville economy and pay Indiana's lower cost of living, which is what keeps the apartments full.
The comparison
Five things differ. These are the five.
The table covers the two most common. These are the next three people ask about.
Chad puts 10% of the money in himself and signs on the debt personally. You are investing in one named building, not a fund that buys whatever it likes later.
A note pays you interest and hands the building to somebody else at the end. Here the rent, the tax treatment and whatever the building is worth in five years all belong to you.
The 1031 exchange window closes in mid to late August and the raise closes after it. In five years this is a building that has been paying you, the same balance sitting where it is, or a deal that fell short.
The deck has the full numbers, the business plan and the market detail.
For accredited investors only. $100,000 minimum.
The tax side
High earners pay the top rate and get the fewest deductions, because they own income rather than assets. Your share is projected to produce a passive loss of up to 80% of what you put in on your 2026 K-1, which on $100,000 is up to $80,000 against the April bill.
Money rolled straight over from selling another property, with the tax deferred. That window closes in mid to late August.
Distributions and the eventual sale go back into the account.
A K-1 arrives once a year, so your accountant has what they need. On top of that a written update lands every month, and a detailed performance report each quarter.
Two things your accountant will raise. A passive loss like this normally offsets passive income rather than salary, and the unused part carries forward until the property sells. Depreciation is also recaptured on sale, so this is timing rather than something permanent.
Track record
We bought, held, improved and sold every one of these. They already happened, so they are not projections.
| Property | Realized IRR | Equity multiple |
|---|---|---|
| Wedgewood Commons, Columbus IN | 93.09% | 3.03x |
| Walnut Manor Apartments | 47.46% | 2.03x |
| Sugar Hill Apartments, Crawfordsville IN | 18.28% | 1.32x |
| Dickson Road | 17.90% | 2.00x |
| Average | 44.18% | 2.10x |
Past performance is no guarantee of future results.
Bought in March 2022 for $1.55M and sold for $2.4M. Investors put in $280,000 and got back $850,000.
More than 160 investors have money with Focused Capital, and more than half of the investors in every project have invested with Chad before.
See how the same plan is underwritten on The Bend.
For accredited investors only. $100,000 minimum.
The team
He invested in apartments with his own money for years before he took anybody else's, and Focused Capital has only ever bought in Indiana. The rule is nothing further than a three-hour drive, because he wants to be able to go and stand on the property.
On The Bend he is putting in 10% of the money and signing on the debt himself. It will be run by the same local team that already looks after the 340 apartments Focused Capital owns nearby.
Plain english
Every one of these appears somewhere above. None of them is complicated.
In the industry
Other operators put him on their shows to talk about how these deals get bought and run.
Process
Fill in the form and the Executive Overview Deck comes straight to you.
A call with the Focused Capital team, where you ask whatever you want to ask.
We verify it, because this is a Rule 506(c) offering.
Distributions arrive quarterly, a K-1 arrives once a year, and the plan is a five-year hold.
Questions
Accredited investors only, which means more than $200,000 of income on your own or more than $300,000 with a spouse in each of the last two years, or more than $1,000,000 of net worth not counting your home. This is a Rule 506(c) offering, so we verify it.
$100,000. 1031 exchange money and self-directed IRA or 401k money are accepted.
Quarterly.
The plan is a five-year hold.
Yes. Self-directed IRA and 401k money is accepted.
A K-1 each year. For 2026 the projection is a passive loss of up to 80% of what you invested, from depreciation. Your own accountant should tell you what that means for you.
Focused Capital, with the same local team that runs the 340 apartments we already own within ten minutes.
This is an illiquid five-year investment and there is no public market for the shares, so plan on the full hold.
The Bend
312 apartments finished in 2024, eight minutes from Louisville on the Indiana side, bought for 23% less than it costs to build today. It is run by the people who already operate 340 apartments down the road.
