How To Build Wealth And Impact Through Senior Living Development With Dr. Alex Schloe And Ryan Byrne

🎙️ Welcome back to another impacting episode of The Physicians and Properties Podcast with hosts Dr. Alex Schloe and Ryan Byrne.

💡 What if your path to freedom didn’t mean chasing more deals—but aligning purpose, people, and profit in one of the most resilient asset classes in America?

In this episode, Dr. Alex and Ryan pull back the curtain on The Preserve at Rockledge—a 320-home, Class-A active-adult (55+) community on Florida’s booming Space Coast. You’ll hear how their team designed this project to ride the Silver Tsunami—the largest demographic shift in U.S. history—while creating both impact and income for investors.

They unpack why Florida is ground zero for senior housing demand, how the project’s award-winning design and world-class partners—including Kaufman Lynn Construction, Colonial Oaks Senior Living, and Barnett Design Studio—came together, and how a creative capital stack (land contributed as equity + $50M in C-PACE financing) produced one of the cleanest, best risk-mitigated deals they’ve ever offered.

🔥 What you’ll learn:

• The Silver Tsunami opportunity: 77M Boomers, 10,000 turning 65 daily, and why demand isn’t slowing
• Why Florida’s Space Coast is the epicenter of growth and migration for active seniors
• How institutional-grade construction (tunnel-form concrete) ensures quality, speed, and hurricane resilience
• The operational secret behind 95%+ occupancy in Colonial Oaks communities
• How land contribution + C-PACE financing eliminated preferred equity and boosted investor returns
• Base-case financials: ~75% average annual returns, ~41% IRR, and a 4.0× equity multiple in ~4 years
• Multiple exit options: sell, hold, or convert to REIT shares for continued income

🔥 Key Takeaways:

• Demographics don’t lie—the senior housing gap is decades wide.
• Aligned incentives (team, capital, mission) create safer, higher-yield projects.
• Design + dignity win: resort-style living for active seniors who value community.
• Conservative underwriting and world-class partners mitigate downside.
• Purpose and profit can coexist—when you build for people, the returns follow.

⚠️ Disclaimer: This discussion is for informational purposes only and does not constitute an offer to sell or solicitation to buy securities. Always consult your own legal, tax, and financial advisors.

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Transcript

Dr. Alex Schloe:  Every day, thousands of Americans are turning 65. Around 10,000 per day. Thousand per day are turning 85. We have 77 million baby boomers in the United States.

Seven outta 10 of them are gonna require long-term care and. Independent living is the start of that. Florida is ground zero for this silver tsunami for the wave that economists are talking about. This isn't just a temporary trend. This is a massive opportunity in a undersupplied market.

 Welcome to the Physicians and Properties Podcast, the show where we teach you how investing in real estate can give you the freedom to practice medicine and live life how you want. Doctor, doctor, doctor, doctor, doctor. Now here's your host, Dr. Alex Slo.

  Welcome back to another episode of the Physicians and Properties Podcast,  where we explore how physicians are creating freedom through real estate and entrepreneurship.  In today's episode, I'm sharing something special.  This is gonna be a little bit different, and this is gonna be an inside look at the preserve at Rock ledge.

 This is our 320 unit class, a senior living community being built on the Florida Space Coast.  This is a project that has been years in the making. It is fully funded,  shovel ready, and designed to serve the growing wave of active seniors with. Focus on wellness  connection and long-term stability.  You're gonna hear the full investor presentation, including how our team structured this deal,  why the senior housing market is one of the most resilient asset classes today,  and how opportunities like this can create both purpose  and profit.

 I hope that this is educational for you.  Ryan Byrne and myself have a decent amount of experience doing investor presentations,  so look at how we structured this and how we did this.  As you're thinking about how you can prepare your own investor presentation,  I have to say a quick disclaimer, this discussion is for informational purposes only.

This does not constitute an offer to sell or a solicitation to buy securities or an investment. Of course, all investments involve risk  and projected outcomes are not guarantees of future performance. So if you'd like to learn more or be notified of future offerings,  click the link in the show notes to join my investor list and get access to upcoming opportunities.

 Now let's dive in.

 Ryan Byrne: Hey everyone. I'm Ryan Byrne, managing partner at Cashflow Capital Club. I've been in real estate for over a decade now, managing more than 1300 multifamily units. And participating in several ground up developments across the country. But what really gets me fired up is helping investors participate in deals, particularly like this one, institutional quality projects that produce both cash flow and appreciation without all the headaches of traditional real estate. 

Dr. Alex Schloe: Yeah. Ryan, I am looking forward to this presentation. I am Dr. Alex Schloe. I'm a Christian husband, a father, a family physician, and an Air Force veteran, also a real estate investor. Passionate about helping others achieve freedom through purpose driven investing. I'm the co-founder of Open Range Capital, the R Room Assisted Living Mastermind, physicians, and Properties.

And we partner and acquire and develop senior living communities across the country. In my little bit of spare time, I host the physicians and properties in the Row Room Assisted Living podcast. I love networking with physicians and professionals that are looking to build wealth and design a life they love through real estate and entrepreneurship.

Ryan Byrne: Great, Alex. Thank you. This project, the Preserve at Rock Ledge is one of those rare opportunities where impact and profitability meet. And today we're going to unpack exactly how we've structured it, who's behind it, and why it's positioned to deliver such incredible results. 

Dr. Alex Schloe: Welcome everyone. Imagine turning a family's legacy land asset into a thriving community.

That delivers exceptional returns for investors who can join us. We're thrilled to present the preserve at Rockledge. This is a ground up opportunity that's been years in the making positioned to ride the silver tsunami. 

Ryan Byrne: Alex, when our team first walked this property, we didn't just see 46 acres of raw land in Florida.

We pictured morning walks under oak trees, families visiting seniors, a senior community built with purpose. For investors, we saw a clear path to deliver 75% average annual returns and a four x equity multiple in four years using intelligent structuring risk mitigated. Ground up development, and we're gonna do this without the headaches of traditional value add workforce housing projects that we've done in the past.

Dr. Alex Schloe: Yeah. This vision has become the heartbeat of this project. This is gonna be a place where design dignity. Exceptional care and strong returns for our partners can come together and, and just take part in something that's truly special. Today, we'll walk you through the story, the strategy and, and how everything fits together in this project.

But I want you to ask yourself, are you ready to join a project that's fully funded and ready to go? 

Ryan Byrne: Before we jump in? Let's. Go over this disclaimer, pause this screen and read this fully. But a quick note. Today's discussion is for informational purposes only. We're always gonna review full project documents.

Those will be made available in the investor portal. And consult your own advisors as needed before making investment decisions. And if you're ready, let's get into the good stuff. 

Dr. Alex Schloe: Absolutely. Well, here is where we're headed. First, we're gonna talk about the opportunity, the origin story, and then our team and design vision, how construction and operations come together.

And finally. Ryan will take us through the numbers and next steps. By the end of this webinar, you'll see why this is one of the highest returning best risk mitigated projects that we've ever offered, and how you can secure your spot and we'll go into detail exactly how and why these returns are the way they are.

Ryan Byrne: There's gonna be a few key points that led us to this. But I want you to think of this as a guided tour from problem to plan to outcome, both for investors and the seniors that will be living here. So. Most investors see the stock market as wild and confusing, and they hate watching idle cash get eaten by inflation.

When you're working with us, you get insider access to real estate deals just like this, that produce cashflow and depreciation without tenants, toilets, and all that drama, and that's why nearly. A hundred active investors are now working with us pursuing these types of value add and ground up development investment investments in the strongest markets in the country.

Dr. Alex Schloe: Yeah, Ryan, and this project is just one of the clearest examples of that mission in action. 

Ryan Byrne: So what this project does is it focuses on active senior adult living. Think of it as a community of 55 plus active seniors. Being cared for, living in a nice place with amenities. And what you see in front of us right here is actually you.
You're supposed to be doing this part, right? 

Dr. Alex Schloe: Yep. What we see here is a bit of the silver tsunami we're building during a moment of massive demographic change across the United States. Every day, thousands of Americans are turning 65. Around 10,000 per day. Thousand per day are turning 85. We have 77 million baby boomers in the United States.

Seven outta 10 of them are gonna require long-term care and. Independent living is the start of that. Florida is ground zero for this silver tsunami for the wave that economists are talking about. This isn't just a temporary trend. This is a massive opportunity in a undersupplied market. 

Ryan Byrne: That's right, Alex. Those are some big, big numbers that we're talking about, and that surge has created a simple equation. It's more seniors and fewer suitable homes for them. Demand is rising and supply lags behind. So for you as an investor, that means higher occupancy and stronger rents and massive return on equity and resilient cash flow.

Dr. Alex Schloe: Absolutely. Yeah. The supply demand mismatch. Is the villain in the story. And we're so excited that the preserve at Rockledge is the plan that solves it. 

Ryan Byrne: So when we talk about where opportunity lives, it usually follows the people and their movement where they are. And right now they're coming to Florida.

Seniors alone will account for more than half of the state's total population growth. And that means nearly six out of every 10 new Floridians will be over the next decade will be over the age of 55. 

Dr. Alex Schloe: That's wild. And, and Ryan, it's not slowing. Down. In 2023 and 2024, Florida stayed the number one destination for retirees moving from other states.

The A RP called it the Gold Standard for Retirement migration. People from New York, the Northeast, Minnesota, Virginia, North Carolina. You name it, they're heading south. They're headed to Florida.

Ryan Byrne: And I did some research on why that was the case. Seniors moving to Florida are looking for three things. They, they like the economics, the low tax environment for retirement.

They love the weather and they love that staycation lifestyle that Florida happens to offer. And what's wild is that scale of migration that you can see on this page right here. Florida attracts seniors at roughly three times the rate of any other state three times. And that's the tidal wave that we're talking about.

Dr. Alex Schloe: Yeah. It's like the tsunami on the silver tsunami, it sounds like. And, and when you look at the chart. That spike that we see in that 70 to 79 age group tells the story. They're all active, independent. They want sunshine, they want healthcare access, they want the lifestyle. And as you mentioned, Ryan Florida delivers on all three of those.

Ryan Byrne: So for anyone studying the long-term housing demand, this is the heartbeat of that. Seniors are moving here faster than anywhere else in the country and they're not leaving. And that's why projects like. The one right here. The Preserve at Rock Ledge makes sense. They're built for the population that's actually growing.

Now let's look at the other side of the coin, who these people are and what resources they bring. As of 2024 Americans age 55 and older, control nearly 70% of all the household wealth in the country. 

Dr. Alex Schloe: That's unbelievable, but it's right, 70%. They also own almost eight out of every 10 shares of US stocks and equity funds, and about 70% of the nation's housing wealth.

This is by far the most financially. Secure generation in American history.

Ryan Byrne: And you combine that affluence with the migration and you get a powerful equation. It's an enormous, well-capitalized population, actively seeking quality communities where they can enjoy that last chapter of life. 

Dr. Alex Schloe: Absolutely. Yeah. Hopefully just the next chapter, maybe the last, but hopefully, hopefully not, but that's where the project projects like The Preserve at Rockledge come in. This isn't about selling luxury, it's about serving people who have the means and the desire to live well. Investors are gonna benefit because the demand is deep and stable and backed by real wealth. But the seniors are the true winners here. 

Ryan Byrne: Yeah. And we'll be serving what looks like the strongest demographic in America. People who have resources, clear preferences, and a lifestyle they're willing to invest in. 

Dr. Alex Schloe: This is why this demographic is just so attractive. It's, it's predictable, it's value driven.

And when you deliver excellence to a financially strong audience, everyone wins the residents, the communities, and the investors who make this possible. 

Ryan Byrne: Now, here is the pain point. All across the United States, all across America, senior housing, construction simply hasn't kept pace with population growth.

Especially for the senior population growth in many metro areas. Waiting lists are months long, and when you compare the available inventory to the projected demand, the shortfall is staggering. For example, you see here on this chart, we need 560,000 new senior units by 2030, but only 191 are projected at our current rate of development.

That's a 369 unit gap that spells massive. Opportunity for us as investors and developers. 

Ryan Byrne: Yeah, and that's the challenge that we're solving. I mean, we're, we're building more than housing. We're creating a community for a generation that deserves a whole lot better. And for investors, it's about creating a high yield asset in a needs-based market that's resilient through all market cycles. And this is gonna last for decades to come. 

Ryan Byrne: Now let's take a look at where we're doing this. Rock Ledge Florida sits right in what Florida calls their Space Coast Corridor. It's close to beaches, healthcare and major employers. It's one of the fastest growing senior markets in the state. And with the 55 plus population growing 23% in the next five years, demand will continue to put pressure on both rents and housing.

Dr. Alex Schloe: When you combine the lifestyle accessibility and the cost of living, Rockledge checks every single box. It's the perfect setting for a project that's gonna blend wellness, recreation, and belonging. 

Ryan Byrne: Now, here's one of my favorite slides. It shows exactly. Why we choose rock ledge. Why? Why seniors choose rock ledge.

You're literally surrounded by everything seniors love about Florida living. There's beaches, golf, cruises, shopping, even rockets launching into space. 

Ryan Byrne: Yeah, you have the country club right next door, port Canaveral, 20 minutes away. The Kennedy Space Center is just up the road and Cocoa Beach is half an hour to the east.
It's the perfect mix of relaxation and adventure. 

Ryan Byrne: What's amazing is how connected it is. You're 30 minutes from Melbourne airport, 45 minutes from Orlando International and just about an hour from Disney and Universal, so, so whether residents wanna stay local or host a visiting family, everything is right here is within reach.

Now, when you look at rock ledge. And its economics. You see a city that checks every box. It's landlord friendly. It's growing. It's positioned right in the middle of Florida's famous Space Coast.

Dr. Alex Schloe: And the numbers tell the story. There's a 10% population growth since 2010. Unemployment is around 3%, and a strong median income coming out around 84,000.

That's the kind of economic stability that you want behind any community. 

Ryan Byrne: And rents haven't have experienced an 8% rent growth since 2020. Rock Ledge sits in that sweet spot between Cape Canaveral, cocoa Beach, Orlando. People wanna live here and the data proves it. 

Dr. Alex Schloe: Yeah, I, I mean, I wanna live there too, Ryan, but bottom Line Rock Ledge offers the perfect blend of growth, stability, and lifestyle.

It's, it's the kind of market that keeps residents happy and investors as well. 

Ryan Byrne: Now this map tells an additional story. We're not just counting on the silver tsunami when we develop here. We're talking about in-place demand. It's already there. When we looked at this market, we wanted more than just a hunch of news stories about the silver tsunami in their pain point.

We wanted hard data that supported it, so we brought in Graystone communities. They managed 50 senior communities across the country to conduct a full feasibility study. And compare it to their national portfolio. 

Dr. Alex Schloe: Yeah. And what came back was amazing. Out of more than the 50 markets they track nationwide.

This area right here along Florida Space Coast, ranked as the single most attractive place to operate in terms of supply and demand. 

Ryan Byrne: And that's what you're seeing on this map. You see the, the scatter points all over the place. That's 6,740. Households 75 and older with incomes above $75,000 a year, and they're all clustered with an easy reach of our site.

That's a deep, well qualified demand base that we have there. 

Dr. Alex Schloe: Absolutely. And in, in short, the data. Confirms what we already felt about the senior market in this area. This land has history. It's been in one family for over 60 years. After the family patriarch passed the siblings, they wanted to create something lasting, a community that would serve people for generations and by the family owners contributing the land is equity.

They've helped us save $9 million in capital. This means more profits going to all of us that are investing in this project. 

Ryan Byrne: Yeah, and that is one of the key points that helped boost these returns so much that's less capital needed for the project. More profits to distribute among fewer people. Just plain and simple.

That was a, that was a big, big move in how we structured this, this particular deal. And this family, they didn't want to flip property or just offload raw land. It's been in their family for so long. They wanted to see this family asset turn into something meaningful. That's why they partnered with us, our team, to bring the preserve at Rock Ledge to Life.

So this partnership not only honors their family legacy, but it creates a lower risk entry for our investors as well with the project funding needs already lined up. 

Dr. Alex Schloe: All right. Here is what this site is going to become. 320 homes that are woven around trails, water features, and green space. Think resort style amenities, clubhouse, pool, gardens.

We can't forget pickleball. They'll be walking past. And this is all gonna be designed for connection, community safety, and comfort. 

Ryan Byrne: And this isn't theoretical. The city has already seen a preview of our plans and they are very excited for this to get started. All the entitlements are in place for this build with architectural design work and site work plans ready for final approval where we plan to break ground in the second quarter of 2026.

Dr. Alex Schloe: Yeah, and the cool thing about this is we've actually won some design awards for this project. And let's go ahead and zoom in a little. The preserve at Rockledge will include two story buildings with elevators and a 32 single level cottages. Everything was designed for comfort, convenience, and for community.

Ryan Byrne: And every unit will have access to the same resort style amenities, the clubhouse, the café fitness center, a business hub. There'll be outdoor pavilions and miles of trails. Residents can age in place without feeling boxed in like other traditional senior communities have offered. 

Dr. Alex Schloe: Absolutely. This is more than housing. It's planning for that next chapter in life. Yeah. As I mentioned earlier, the landscape plan has already earned A-A-S-L-A Florida Design Award. This is blending architecture and nature, and it's proof that excellence on paper is turning into excellence on the ground. This award-winning design not only attracts residents, but qualifies us for $50 million in low cost pace financing. It's further boosting investor returns. 

Ryan Byrne: Yeah. And awards aside that recognition matters. It shows city planners, lenders, residents, that this development has quality baked in from day one. 

Dr. Alex Schloe: Yeah. It's built and structured to make sense with regards to financials as well. 

Ryan Byrne: And it also reinforces our timeline because design approval at this level streamlines municipal cooperation that we've received so far.

So every path here. In this community invites connection, think neighbors meeting, conversation, starting, and life happening naturally around this community. 

Dr. Alex Schloe: And at the heart of this community is a two story 22,000 square foot clubhouse. This is gonna be the place where everything comes together. It includes a pool, a pavilion, a café, business center, meeting rooms, everything that's designed to keep life vibrant, social and easy.

Ryan Byrne: Here's a rendering of the Nature Center Pavilion, and this brings the outdoors to life. It's an open air space built for gatherings, learning and connection, and it also double as an educational hub highlighting the wetland conservation efforts that we go into this development and it's sustainable design. It's a perfect blend of beauty and purpose. 

Dr. Alex Schloe: Yeah, and the grandkids are gonna love this. There's a playground where they can come and play when they visit their family members. 

Ryan Byrne: Here's a rendering of the ponds and walkways that were designed that not only support irrigation, but encourage native species and gives residents miles of peaceful pass to walk, reflect, recharge. 

Dr. Alex Schloe: Yeah. And Ryan, one thing that I love about this project, and I know we're proudest of, is how intentionally we've worked with the land preserving and relocating nearly 500 mature trees and in total, over 500 native trees and more than 200 sable palms are gonna surround the community. This is proof that new development and ecology can happen together.

Ryan Byrne: And let's summarize the amenities that a Class A offering like this has. The two story clubhouse, the resort style pool, wellness garden, dog park, pickleball courts. It's pet friendly. Plenty of different environments for the residents to enjoy and plenty of space for the grandkids and gatherings on their way to Disney World as well.

Dr. Alex Schloe: Absolutely. Every feature as we've hit on, creates connection with our seniors and we're designing for community for belonging, not for isolation projects like. This rise or fall on the people behind them. Let's go ahead and meet the team. And before we chose our build partner, we explored several world-class construction systems and firms. We had no shortage of overqualified candidates, and they each had impressive credentials. 

Ryan Byrne: And one partner really stood out a team that could deliver institutional quality and do it on time and on budget. 

Dr. Alex Schloe: And that is rare. And these folks are the masters of the tunnel form concrete system, which gives us faster, stronger, builds with predictable cost, and it meets our budget and our timeline.

Ryan Byrne: And that was Kaufman Lynn. Kaufman  Lynn Construction rose to the top and not just for their reputation because they've mastered the exact systems that keep projects like ours running smoothly. 

Dr. Alex Schloe: And one of the main reasons that we chose Kaufman Lynn was their proven success with the tunnel form concrete system.

Ryan Byrne: And it's this type of system is the precision that gives us faster, builds, predictable cost, and stronger structures.

The foundation of risk mitigation and more cost predictable than stick builds methods. That's how you go into a project like this de-risked. So when we looked at all the data, speed, cost, safety, consistency in quality, Kaufman Lynn checked every box. The tunnel form method used delivers an entire floor in roughly like one to three days.

It's, it's like watching this vertical construction project end. Fast forward.

Dr. Alex Schloe: And the process delivers predictable quality, which means less risk and more confidence for our investors. And when, when we compared Kaufman Lynn against national players, that choice became even clearer. 

Ryan Byrne: Yeah, their experience. I mean, Kaufman Lynn is not new to this game.

They've been building for nearly 30 years and delivering everything from large scale multi-family projects, senior living communities, to luxury residential towers to. City halls, municipalities, corporate campuses. This is the kind of builder that doesn't just talk about execution. They've proven it. And they have a portfolio, 300, 400 unit developments and a hundred million plus a hundred million plus dollar builds across the country.

Dr. Alex Schloe: Yeah. And, and what's really impressed us with them is their consistency. They've got dozens of active permits across Florida in the southeast. Over 40, just this year alone. That kind of repeat business doesn't happen by accident. It happens when cities, investors, and developers trust you to deliver again and again.

Ryan Byrne: So when it came to choose our general contracting partner, we had options as well, a lot of them. But in the end, Kaufman Lynn's depth, financial strength and reliability made that decision very easy. So let's look at how we have evaluated those choices and why Kaufman Lynn came out on top here as well.

When it came time to choose a general contractor, we wanted a partner who can provide certainty and a great build, and we compare Kaufman Lynn with other regional and national firms, each highly qualified to make sure we were partnering with the best candidate each had strengths. But Kaufman Lynn gave us the perfect blend of financial strength, speed.

Certainty in specialization in the senior housing that we're building. 

Dr. Alex Schloe: Yeah. In Kaufman Lynn, they won e and r Southeast Contractor of the year. They did nearly half a billion dollars in annual revenue, and they have a billion dollar bonding capacity. That's the kind of financial strength that reduces execution risk before the first shovel even hits the ground.

Ryan Byrne: Yeah, that billion dollar bonding capacity is very powerful. That is backed on there. Performance and delivery guarantees when we're doing this project so that we have certainty not only as developers, but you as an investor. Kaufman Lynn has delivered 70 million plus. They've delivered $70 million worth of multifamily and senior living projects.

Using the sufficient repeatable build system that keeps cost predictables and the timelines tight.

Dr. Alex Schloe: Yeah. They have a deep Florida presence that brings both scale and stability. The result is speed, certainty, and a stronger structure. 

Ryan Byrne: So once we knew exactly who was building it, the next question was just as important, who is going to run this?

Dr. Alex Schloe: Yeah. And I wanna hit something real quick, Ryan, as, as we're talking about the construction, that question that we get a lot is the risk mitigation with hurricanes in Florida. And just wanna talk briefly on just how strong that tunnel form concrete is. Like this is a very resilient, robust structure that is quite resilient to, to any hurricanes or weather related conditions.

All. All right, let's go ahead and talk about the operator. So we applied the same selection rigor to our operations partner. Again, we, we were so blessed to have multiple strong candidates from national players to a more specialized boutique operator. 

Ryan Byrne: Now Colonial Oak stood out for a few reasons. They're, they're people first.

Their health and wellness driven approach and their experience in the senior space, and especially their lease up strategy, which is super important to us as developers and, and investors. 

Dr. Alex Schloe: Yeah, it's awesome. They've mastered occupancy with quick lease up and, and genuine care. Their motto, which is amazing, is love and serve our neighbors, and, and that's who you want managing your asset.

Ryan Byrne: So we weren't just looking for an operator with experience. We wanted one who shared our mission to serve seniors with Dignity, care, and connection. With nearly 50 years of excellence and 95% plus occupancy rates, Colonial Oaks brings both compassion in performance to the table. Colonial Oaks brings 50 years of experience serving seniors across multiple states.

And what we love most is their values line up perfectly with ours, they lead with care, they operate with excellence and build communities that last, they're not just managing a property, they're creating an experience. So with the 50. 95% plus occupancy across their portfolio and a reputation for doing right by residents and investors, they give us and you that peace of mind that performance will follow.

Dr. Alex Schloe: Yeah, Ryan, that's why they were the clear choice among all the operators that we evaluated. Colonial Oaks stood out for really one simple reason. They make the residents truly feel at home and that's what drives long-term stability. Here we go. And just like we were selective with our operator, we brought that same intentionality to our design team because great operations also starts with a really great design.

Ryan Byrne: So when it comes to design, we applied the same rigor again, we did with our builder and operator. We interviewed multiple architectural firms, each highly capable, creative, and experienced in large scale. Residential designs. 

Dr. Alex Schloe: Yeah. We weren't just looking for design talent. We wanted a team that understood the balance between beauty functionality and cost efficiency, because great architecture has to look good on paper, but also perform in the field.

Ryan Byrne: And that's how Barnett Design Studio rose to the top. They stood out for their experience in design, both multifamily and healthcare environments, spaces that have to meet the exacting standards without losing that warmth, peace, and comfort. Home. So let's take a closer look at what made Barnett such a perfect fit for the Preserve at Rock Ledge.

Dr. Alex Schloe: Barnett Design Studio is known for their ability to create communities that feel natural, connected and efficient. They're experts at weaving in green space, accessibility, and livability into every detail. That's exactly what we envision for the preserve at Rockledge.

Ryan Byrne: And they've delivered award-winning designs across Florida that not only meet regulatory hurdles, but also reduce construction friction down the line.

And that's the kind of foresight that saves time, money, and avoids headaches. So Barnett Studios. Experience really speaks for itself. They've designed thousands of multifamily units from small boutique communities to large scale, 700 unit developments, and they bring that same attention to detail to everything that they do in every single project.

Dr. Alex Schloe: And what really makes them unique is their background in healthcare architecture. They've designed assisted living communities, outpatient centers and medical facilities, so they know how to meet the tough regulatory standards without losing that human touch. 

Ryan Byrne: And that's a rare combination. It's large scale multifamily design with healthcare precision.

It's exactly that kind of expertise that makes the preserve at rock ledge both beautiful and built to last. And when you add their level of experience to the strength of Kaufman Lynn and the care of operations of Colonial Oaks, you end up with a dream team of proven partners that will deliver on this project.

Now let's look at Trinity Development Partners, our team. You see the kind of team you want steering a project of this scale, experienced Florida, focused and proven across every phase of development. 

Dr. Alex Schloe: Yeah. They're based in Boca Raton and specialize in full cycle development from land acquisition and entitlement to capital structuring and that vertical execution between the principles, there's over 70 years of experience. 

Ryan Byrne: Paul Shapansky, the CEO alone brings an incredible background in real estate and structured finance. He's overseeing more than a hundred Walmart cfra Supercenters development projects in Mexico, and then another 10 development projects for Walmart Supercenters here in the United States, and that's large scale development expertise at its finest.

Dr. Alex Schloe: Then there's Abraham Wien, a lead accredited professional with decades of sustainable design and construction leadership. Together they've entitled hundreds of acres and thousands of units across the state of Florida, projects that range from senior housing to major rental communities. 

Ryan Byrne: They bring that right mix of institutional experience, capital sophistication, and end-to-end execution, and it's exactly what it takes to make a project like the Preserve at Rock Ledge.

Go smoothly from concept all the way to completion. Now, let's look at the numbers. When we first underwrote this deal, we expected to bring in roughly 12 million. Preferred equity from a JV partner in addition to LP capital to complete the entire capital stack. I mean, that was the plan until we closed and then something pretty amazing happened.

Dr. Alex Schloe: Yeah, that's right. Post-close. The team was able to secure an additional $20 million in low cost pace financing. That's one move that completely eliminated the need for preferred equity. It cleaned up the structure and it sent investor returns through the roof. 

Ryan Byrne: And when you're looking at these numbers and you're thinking how, why?

Now we're talking about two major events that reduce capital, expanded profits, going to fewer people. That's all it is. First we had the land contribution and then we had the larger than expected pace finance because of the environmental build, and that's what makes this opportunity so rare. The project itself is fully funded.

The only equity now available, just that 3 million, is coming from one of the original sibling landowners who wanted to exit after close. That's it. That's all there's left in this deal. 

Dr. Alex Schloe: Yeah, and that means that this is the cleanest, simplest structure that you're gonna find in a deal like this. There's no preferred equity.

There's no extra layers. There's no waterfall. There's just a direct 20% equity stake in a 320 unit senior living project with outstanding fundamentals.

Ryan Byrne: And the result is at the end of it, a 75% average annual return, 41% internal rate of return in a four x equity multiple on your investment. And this is driven by an efficient design, 95 million in cost-effective financing, and it's what we call cleaner, straightforward returns with all the upside. There's no haircuts or unnecessary complexity baked into this.

Dr. Alex Schloe: And that's the kind of in alignment that investors love. This deal is already financed. The risk is reduced and what's left is an opportunity to participate in one of the strongest returns that we've ever offered.

Ryan Byrne: So let's start with the top and look at the rents and our comparables. When it comes to active senior living in this market. We are in a category of one. There isn't a single a class independent living community for seniors like this in Rockledge, Cape Canaveral. And none currently under development. We are the only ones. 

Dr. Alex Schloe: Ryan, this makes the project so exciting. We're not competing for market share and, and when you're the first to deliver a best in class product in a high demand area, the absorption and retention both are gonna move in our favor. 

Ryan Byrne: Now, what you're seeing here that we do have comparables a class properties across Florida in other areas outside of our market.

That's one of the ways we benchmark our rents to our finish levels with our amenities and what we're offering. So these comps give us data to price smartly while leading the local market. 

Dr. Alex Schloe: So in short, the, the comps prove the concept in our location gives us the first mover advantage. That combination is right where you want to be as an investor.

Ryan Byrne: So let's look at. What alternative seniors do have in this market. Now, if you're looking for anything that even resembles a senior community in this area, these are your options, and honestly, they're not. What today's active seniors are, are looking for. 

Dr. Alex Schloe: Right? The existing properties nearby, they're mostly assisted living or nursing style facilities.

They come with higher price points, tighter restrictions, and a clinical feel that does not match the lifestyle that this demographic actually wants. 

Ryan Byrne: So they're offering extra care, a lot of care, but they're not really offering community. And what we're building is freedom and independent resort style environment designed for active seniors who still want to live life. Fully and not feel like they're managed. 

Dr. Alex Schloe: And that difference is everything. These alternatives show the gap in the market and the preserve at Rockledge is stepping right into that. 

Ryan Byrne: Yeah. And look at the price points. I mean, you're, you're even paying more for something that. You're not exactly looking for.

So here's the base case forecast. We modeled this conservatively using rent and expense data, verified against not only the local comps, but also third party feasibility reports. Our occupancy ramp up, lease up timeline and expense assumptions are intentionally cautious. There's no aggressive projections baked into this to get to where we want to go.

Dr. Alex Schloe: It's an important point, Ryan. This forecast. Isn't built on on wishful thinking. It's built on verified data and decades of operating experience from both Colonial Oaks and from Graystone. It's the difference between a story that sounds good and a plan that actually works. 

Ryan Byrne: Now, to get to our assumptions, we do have to assume a a sale, and we made our sale assumptions even more conservative.

What you're looking at right here, we're, we're assuming a for sale in year four. Not in a soft market, but in a full on downturn. I'm talking a 25% drop in real estate values, and we do that by using this exit cap rate, this valuation metric of 6%. 

Dr. Alex Schloe: In this scenario, the market has tanked, values are down, and we're still projecting outstanding investor returns.

This is the kind of stress test that separates strong projects from speculative ones, and Ryan can share a bit more about the numbers. 

Ryan Byrne: Yeah. To put that into perspective, we're using a 6% cap rate. That's where 1980 C class workforce housing properties in this area are currently trading. So we're modeling this a class new build as if it were decades old and in a distressed market.

Dr. Alex Schloe: And even with that kind of conservative pressure, the numbers still perform. 

Ryan Byrne: So when you take that for sale scenario, we just walked through in a down market, a six cap on the exit, a full stress test. This is the returns that it's producing. That's how. We get there. 

Dr. Alex Schloe: Even with those ultra conservative assumptions, this model still delivers the kind of returns that we showed you at the beginning.

Ryan, do you mind walking us through those numbers for folks who just listening to the webinar? 

Ryan Byrne: Yeah, that, I mean, that's exactly how we got here. The disciplined underwriting, efficient design, and a capital structure. Investors rarely get to access, whether you're coming in for any dollar amount, it's 3 million or below.

You're investing that in day one today. And then we're assuming a sale where we capture everything and distribute the entire amount back to investors, less the debt and expenses. And, and that's how we get to that 75% average annual return Now. Here's a sensitivity analysis, and this slide shows what happens when we look beyond just the conservative base case.

There is upside, in addition, the upside potential based on where the market is today. 

Dr. Alex Schloe: Right now, lead certified a class, communities like ours are trading at valuations higher than the anything that's shown on this slide. In other words, the real world numbers are already better than what we have modeled.

Ryan Byrne: Yeah, so. You can see the inverse relationship market cap as market cap goes down. Turns go up. Current market today is over here in between 4.5 and 5%. So if this market holds steady or performs anywhere near current levels, the upside for this project gets really, really strong. So what's in place today?

This is where we get to show you just how far along this project already is. We're not starting from scratch on this one. We're already into the execution phase when it comes to pre-development work and and design. 

Dr. Alex Schloe: We have entitlement in place for 370. We've also submitted a request to increase that number based on the updated demand in this market.

Ryan Byrne: Yeah. We've received our environmental resource permit from St. John's River Water Management District. The grading plan is finalized in the design itself. Was recognized for ASLA Florida Design Award for outstanding landscape and architecture. That is a really big deal. 

Dr. Alex Schloe: In all the front-end studies, environmental, cultural, geotechnical have already been completed, along with a gopher tortoise survey and land use feasibility study. Every major due diligence milestone is already behind us. 

Ryan Byrne: Now, of course, throughout construction, the city will continue. Reviewing permits and conducting the inspections. That's normal, ongoing part of ground up development. But the key point is that we're fully entitled for this plan and positioned to move efficiently through all the next steps.

Dr. Alex Schloe: And with Colonial Oaks already leading marketing and pre-leasing, we're expecting to have a strong occupancy momentum even before construction wraps up. 

Ryan Byrne: And so when we say the project is real and moving, we mean it. The foundation is solid, the details are dialed in. And every next step is already in motion.

Dr. Alex Schloe: Let's talk about the roadmap. We have pre-construction, horizontal work, vertical in two phases with a plan for lease up that gets finalized before construction is complete, and then we refinance. 

Ryan Byrne: And if you want a detailed map of this timeline, the 36 month execution calendar. See the end of this presentation.

It's in the appendix, so capital in place today. In short, the land is closed on. The financing for the project is completely secured and in place in our strategic partners are signed up and aligned. We're fully funded in getting ready to break ground in Q2 of 2026. So we closed on the land in September, 2025.

The project is fully funded with this limited equity available due to that one family member request for an early exit, this limited 3 million in available equity is giving you a 20% stake in 110 million cost to build. This will be made on a first come first serve basis for the accredited investors in our network.

And one of our biggest wins was our environmental efficiency standards. That allowed us to increase that C PACE financing that we had in place in our underwriting from 30 million all the way up to 50 million. This allowed us to completely eliminate what we thought we needed and preferred equity to fund the project.

This lowered our cost, removed equity from the project and put more profits in the investors that come along and join us on this one. 

Dr. Alex Schloe: Yeah, that move eliminated 12 million in preferred equity, which is expensive, and that lowered the overall cost of capital and, and most importantly, it protected our investors' yield and offered better returns.

Ryan Byrne: Yeah, it's proof that Smart design pays off both in sustainability and returns. We're ready to build. Investors are stepping into a structure that's built for maximum risks, mitigated returns. 

Dr. Alex Schloe: Let's talk about risk mitigation between Kaufman Lynn's construction bonding capacity of 1 billion plus Colonial Oaks is operational track record and the pace financing.

The big risk that you normally see in a large development like this are off the table. 

Ryan Byrne: And that's the difference between speculation and and strategy. So the beauty of building a true institutional quality cash flowing product like this one is the flexibility it gives. And our investors at Exit. 

Dr. Alex Schloe: Our plan is to sell into a REIT, and this creates multiple options.

Investors can choose to take REIT shares and stay in the deal. They can continue to benefit from steady cash flow for years to come. 

Ryan Byrne: And if you prefer liquidity, you can also sell your shares of the REIT cash out completely, or do a combination of the two saying for the income, take some of the profit off the table.

Dr. Alex Schloe: This is really cool. This is the kind of optionality that we love to build into our projects. Investors aren't locked into a single outcome. They have choices, they have control, and they also have ongoing opportunity. 

Ryan Byrne: Yeah, that, that's a good point. Designing investments that work for real people, real life with the freedom to decide what comes next when you invest in these types of projects.

So when you bring a team together for a project of this scale, you want more than just resumes. Of course, you want people who have led complex projects and know how to deliver, and that is this team. 

Dr. Alex Schloe: Yeah. Paul Shapansky is one of those rare executives who's done it all. C-F-O-C-O-O-C-E-O with deep experience in mergers, acquisitions, and integrations across industries like banking, healthcare, it, aerospace manufacturing, and commercial real estate.

Paul is the kind of operator who keeps complex organizations moving efficiently. 

Ryan Byrne: Then there's Abraham Wien with more than 35 years of experience in real estate development, construction architecture. Sustainable energy efficient design. Abraham brings the kind of technical precision and vision that keep a project ahead of schedule and on time.

Dr. Alex Schloe: Yeah. Brian Fay has spent 15 years in property development and management completing more than 800 construction projects. Brian's hands-on detail oriented and one of the most reliable builders that you will ever meet. 

Ryan Byrne: I've had the privilege of managing over 1300 multifamily units and five ground up to. Development projects and its partnerships like this that make that work possible together, we bring operational strength and development discipline to every deal we do. 

Dr. Alex Schloe: Yeah. And as I mentioned at the beginning, I specialize in residential assisted living as well, senior housing. And I'm committed to design for real world resident needs, not just the blueprints.

Ryan Byrne: So in rounding it out, we have SOE also a multifamily investor. He has a strong. Background in technology and, and strategy. He brings a sharp business mind and a growth focus perspective to, to the things that we do as well. 

Dr. Alex Schloe: And so when we say that this team represents unmatched expertise and proven partnerships, that's not a tagline.

It's true. It's a reflection of how we execute consistently. 

Ryan Byrne: So we have this team, our partners meeting daily developer, builder operator, engineers, and that alignment keeps surprises out of the equation. 

Dr. Alex Schloe: Collaboration, that's the invisible scaffolding that keeps the visible structure solid. 

Ryan Byrne: There's our beautiful faces all here. Now, the capital stack, our capital stack is very straightforward. At the top, you can see the senior. Construction loan financing. Coupled with that 50 million in PACE funding thanks to our environmental efficiency standards, and then the sponsor investor equity that's participating in this deal, that additional C pace eliminated the need for costly preferred equity that we had in here prior to close and lowering that cost of capital and improving our projected returns.

Dr. Alex Schloe: In summary. Better financing just leads to a better structure. 

Ryan Byrne: So all investor returns here in our base case projections what you see is the bottom line. These numbers are net of fees that you see on the right. 

Dr. Alex Schloe: Yeah. What you see is the bottom line after everything. It's a simple structure with straightforward fees. There's no waterfall, there's no promote structure. 

Ryan Byrne: And investors keep all the upside on their equity. It's very simple, transparent, easy to understand. 

Dr. Alex Schloe: So if this aligns with your portfolio and we hope that it does, here's how you can take the next step. 

Ryan Byrne: Yeah, don't miss out on this. This will go very fast.

Go to the portal now. Review the docs and secure your spot before it's too late. This is a offering for accredited investors. First come, first serve. You have been warned. 

Dr. Alex Schloe: Remember there, there are no dumb questions. If anything's unclear about this deal, please reach out. We're happy to help walk you through it.

All right. We have covered a lot. There's a clear need, a proven team, a fully funded structure, and there's a plan that makes sense. 

Ryan Byrne: Yeah. When you work with us, our mission is simple. Give investors insider access to profitable real estate opportunities that both. Build on cash flow and appreciation without the headaches of tenants and toilets and doing things yourself.

The preserve at Rock Ledge delivers just that. It's an amazing project that's been risk mitigated in. Built in and structured for fantastic projected returns. This resonates, don't wait. Go to the investor portal, review the docs, and secure your spot while it's still available. 

Dr. Alex Schloe: And thank you so much for spending some time with us today.

We look forward to having you as a partner in the preserve at Rockledge. 

Ryan Byrne: Thank you, Alex. 

Dr. Alex Schloe: Thanks, Ryan. 

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