PROJECT OVERVIEW
TIC Investors seeking to utilize the benefits of the like-kind exchange provisions of the Internal Revenue Code may acquire tenant-in-common interests in the Land underlying a proposed Class A, eight-story residential development in downtown Boynton Beach, Florida (the “Project” or “OCTAVIA”). Octavia will consist of 465 apartment units along with approximately 50,000 square feet of indoor and outdoor private amenities. The project will also include a nine-level parking garage with roughly 1,005 spaces and approximately 6,300 square feet of ground-floor retail, creating a walkable mixed-use town square environment near the beach.
Ground lease rent is a contractual obligation of the Tenant and is expected to be funded by the Developer Member during the initial construction period. Under the Ground Lease intended to provide a 5.75% annual yield on invested capital. The initial lease term is 29 years, and the ground rent will increase by 0.50% starting in year 9 (to 6.25%), with additional 0.50% increases every five years thereafter. A Rollup is not guaranteed and may not occur.
Construction is expected to begin in Q2 2026 and take approximately 24 months to complete. It is projected by the end of Year 4, the project will secure a first permanent loan to refinance the construction loan, with a portion of proceeds potentially distributed to TIC Investors, reducing invested capital. A second refinancing is assumed at the end of Year 9 through a second permanent loan which could further reduce TIC Investor capital.
INVESTMENT OVERVIEW
Total TIC Offering Amount: Approximately $95,300,000
Use of Proceeds: Net proceeds will be used to fund a portion of the equity required for construction and to support ground lease rent payments during the development period
Minimum Investment: $3,000,000 (Sponsor may accept lesser amounts in its sole discretion)
Intended Yield: 5.75% annual ground rent (Year 1-8), paid quarterly and is cumulative, without compounding
Investor Eligibility: This Offering is being conducted pursuant to Rule 506(c) of Regulation D and is limited to Accredited Investors. Verification of Accredited Investor status is required for Direct Investors.
Offering Period and Rolling Closings: Expected to remain open until the earlier of (i) two (2) years following commencement or (ii) sale of all TIC Interests, subject to extension as provided in the definitive documents. Rolling closings are expected to accommodate investors seeking to satisfy the 45-day identification and 180-day exchange completion requirements under Section 1031.
Potential Rollup Transaction: The Manager may hold an option to cause a Rollup transaction following substantial completion of the Project and/or permanent financing. Any Rollup is not guaranteed and may not occur.
Prior to any Rollup transaction, TIC Investor returns are limited to the contractual ground lease rent payments. Investors do not participate in operating cash flow or development profits unless a Rollup occurs. If a Rollup is consummated, TIC Investors would participate in Project cash flow and capital event proceeds subject to the terms and condition set form in the Profit Participation Waterfall.
In connection with a potential Rollup transaction, TIC Investors will enter into a Call Agreement that provides the Seller with an option to acquire the TIC Interest of any investor who elects not to consent to the Rollup or who otherwise dissents. In such circumstances, the buyout price is generally intended to equal the investor’s invested capital plus a cumulative return, less prior distributions received, subject to the terms and conditions set forth in the Call Agreement.
Profit Participation Waterfall:
Then 5.75% to Developer capital,
Thereafter, remaining upside split 15% Investors / 85% Developer, with capital event proceeds prioritized to return investor capital first.
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This is neither an offer to sell nor a solicitation of an offer to buy the securities referenced herein. The offering of membership units in TEI Quarterly Debt Fund LLC (the “Company”) is made only by a Confidential Private Placement Memorandum of the Company (the “Memorandum”). You must read the entire Memorandum in order to fully understand the risks related to the purchase of units in the Company. The information set forth herein is not indicative of future performance and there is no assurance that the Company will experience similar returns. Time Equities Inc. and Time Equities Securities LLC are affiliates. Securities Offered Through Time Equities Securities LLC. a Member of FINRA.
Click on each file below to open them individually or click the “download all” button to download all files in a zipped folder.
This is neither an offer to sell nor a solicitation of an offer to buy the securities referenced herein. The offering of membership units in TEI Diversified Income and Opportunity Fund VI, LLC (the “Company”) is made only by a Confidential Private Placement Memorandum of the Company (the “Memorandum”). You must read the entire Memorandum in order to fully understand the risks related to the purchase of units in the Company. The information set forth herein is not indicative of future performance and there is no assurance that the Company will experience similar returns. Time Equities Inc. and Time Equities Securities LLC are affiliates. Securities Offered Through Time Equities Securities LLC. a Member of FINRA.