Folder 00

Portfolio Summary

Four single-family residential value-add investments across Miami-Dade and Broward counties. Three realized, one in progress.

Complete90%
All figures USD. Source: ARCSA Capital GP LLC, June 2026 IVP.
PropertyStatusTotal CostExit / ARVNet ProfitROI on CostHold (days)Annualized
1405 Lenox Ave, Miami BeachSold 07/07/261,757,2182,100,000342,78219.5%17341.1%
1601 Seabreeze Blvd, Fort LauderdaleSold 06/10/261,417,7521,650,000232,24816.4%16735.8%
2280 SE 10th Ct, Pompano BeachSold Jun 26*1,429,5181,650,000220,48215.4%~182~30.9%
1230 Pizarro St, Coral GablesIn progress1,162,8761,350,000†187,124†16.1%†~255†~23.0%†
Portfolio (4 assets)5,767,3646,750,000982,63617.0%——
Realized only (3 assets)4,604,4885,400,000795,51217.3%167–18230.9–41.1%

* Exact closing date pending confirmation.  † Projected: exit targeted August 2026 at listed ARV; figures unaudited and subject to change. Annualized return = ROI on cost × 365 / hold days (simple, unlevered, deal-level, before fund-level fees and carry). Past performance is not indicative of future results.

Deviation note — hold periods vs. underwritten cycle

The fund model targets a 90–120 day acquisition-to-exit cycle. Realized hold periods on these four deals ran 167–255 days. Even at the longer holds, realized annualized returns of 30–41% exceeded the fund's 21% net annual target. The narrative explaining each extension (permitting, scope changes, market timing on exit) is being documented per asset — see Completion Tracker, item CT-09.

Folder 01

Track Record — Property Files

One file per asset: profile, financials, photographic evidence, submarket, and execution documentation. Items marked N/A do not apply to unleased single-family value-add assets and are replaced by their flip-strategy equivalents.

Complete55%
TR-00
June 2026 Investor Value Pack (IVP) — source document
Property data, financials, submarkets and photography for all four assets
Available
TR-00aAvailable
TR-00bAvailable

1405 Lenox Ave, Miami Beach, FL 33139

TR-01 · Single-family · Built 1937 · 2,112 SF · 1 unit
Realized
$1.76M
Total cost
$2.10M
Exit price
19.5%
ROI on cost
173d
Hold
41.1%
Annualized
Acquired
January 15, 2026
Sold
July 7, 2026
Asset type
Single-family residence (fee simple)
Location
Map — Miami Beach, FL

Submarket

South Beach / Flamingo-Lummus is one of the most in-demand residential submarkets in Miami Beach: high walkability, proximity to the beach, Lincoln Road and Sunset Harbour, with strong demand from luxury and second-home buyers.

Purchase price
$1,280,000
Closing costs
$112,504
Rehab (actual)
$280,714
Broker fee
$84,000
Total cost basis
$1,757,218
Exit price
$2,100,000
Net profit
$342,782

Budget vs. actual

Original underwriting memo (entry ARV, rehab budget)Pending — GP
Capex budget vs. actual, with draw datesPending — Finance
Settlement statements (purchase & sale)Pending — Finance
Before/after photo set (24 images) is hosted in the shared Drive folder.
Open photos in Google Drive →
Original business plan vs. executed scopePending — GP
Sale & rent comparables used at exitPending — GP
Inspection reportsPending — GP
Deviation notes (hold 173d vs. 90–120d model)Pending — GP
T-12, rent roll, NOI / occupancy trackingN/A — unleased SFR

1601 Seabreeze Blvd, Fort Lauderdale, FL 33316

TR-02 · Single-family · Built 1964 · 1,997 SF · 1 unit
Realized
$1.42M
Total cost
$1.65M
Exit price
16.4%
ROI on cost
167d
Hold
35.8%
Annualized
Acquired
December 25, 2025
Sold
June 10, 2026
Asset type
Single-family residence (fee simple)
Location
Map — Fort Lauderdale, FL

Submarket

Harbor Beach is among Fort Lauderdale's most exclusive residential submarkets, adjacent to Fort Lauderdale Beach and close to Las Olas Boulevard, Port Everglades and multiple marinas. High-value housing stock, beach access, a nautical lifestyle and strong luxury-buyer demand.

Purchase price
$930,000
Closing costs
$40,632
Rehab (actual)
$380,119
Broker fee
$66,000
Total cost basis
$1,417,752
Exit price
$1,650,000
Net profit
$232,248

Budget vs. actual

Original underwriting memo (entry ARV, rehab budget)Pending — GP
Capex budget vs. actual, with draw datesPending — Finance
Settlement statements (purchase & sale)Pending — Finance
Before/after photo set (24 images) is hosted in the shared Drive folder.
Open photos in Google Drive →
Original business plan vs. executed scopePending — GP
Sale & rent comparables used at exitPending — GP
Inspection reportsPending — GP
Deviation notes (rehab $380K, highest of portfolio)Pending — GP
T-12, rent roll, NOI / occupancy trackingN/A — unleased SFR

2280 SE 10th Ct, Pompano Beach, FL 33062

TR-03 · Single-family · Built 1957 · 1,750 SF · 1 unit
Realized
$1.43M
Total cost
$1.65M
Exit price
15.4%
ROI on cost
~182d
Hold
~30.9%
Annualized
Acquired
December 15, 2025
Sold
June 2026 (exact date pending)
Asset type
Single-family residence, waterfront (fee simple)
Location
Map — Pompano Beach, FL

Submarket

Pompano Isles / Santa Barbara Shores is a high-demand waterfront submarket defined by canals with direct ocean access and no fixed bridges, strong remodeling activity, and sustained demand from boaters and luxury second-home buyers.

Purchase price
$1,050,000
Closing costs
$42,729
Rehab (actual)
$270,789
Broker fee
$66,000
Total cost basis
$1,429,518
Exit price
$1,650,000
Net profit
$220,482

Budget vs. actual

Exact closing date and settlement statementPending — Finance
Original underwriting memo (entry ARV, rehab budget)Pending — GP
Capex budget vs. actual, with draw datesPending — Finance
Before/after photo set (24 images) is hosted in the shared Drive folder.
Open photos in Google Drive →
Original business plan vs. executed scopePending — GP
Sale & rent comparables used at exitPending — GP
Inspection reportsPending — GP
T-12, rent roll, NOI / occupancy trackingN/A — unleased SFR

1230 Pizarro St, Coral Gables, FL 33134

TR-04 · Single-family · Built 1925 · 1,403 SF · 1 unit
In progress
$1.16M
Total cost
$1.35M
Target ARV
16.1%
Projected ROI
~255d
Proj. hold
Aug 26
Target exit
Acquired
November 23, 2025
Target exit
August 2026 (projected)
Asset type
Single-family residence, historic stock (fee simple)
Location
Map — Coral Gables, FL

Submarket

The Granada submarket of Coral Gables is an established residential area of historic homes and tree-lined streets, close to downtown Coral Gables, Miracle Mile, and Miami's main arteries. Demand is driven by buyers seeking single-family homes in traditional Coral Gables neighborhoods.

Purchase price
$850,000
Closing costs
$34,573
Rehab (actual to date)
$224,303
Broker fee
$54,000
Total cost basis
$1,162,876
Target ARV
$1,350,000
Projected net profit
$187,124

Projected figures. Final outcome will be updated at closing.

Before/after photo set (22 images) is hosted in the shared Drive folder.
Open photos in Google Drive →
Original business plan vs. executed scopePending — GP
Listing status, days on market, exit compsPending — GP
Inspection reportsPending — GP
Deviation notes (hold ~255d vs. 90–120d model)Pending — GP
T-12, rent roll, NOI / occupancy trackingN/A — unleased SFR
Folder 02

Fund Documents

Governing and offering documents for ARCSA Real Estate Fund LP (Delaware) and ARCSA RE Parallel Fund LP (Cayman Islands).

Complete25%
FD-01
Private Placement Memorandum (PPM), final version
Source of truth for fund mechanics, fees, waterfall, and risk factors
Available
FD-02
Limited Partnership Agreement (LPA)
Confirm final executed version for upload
Pending — Legal (RQZ)
FD-03
Subscription documents — US (Delaware LP)
Executed booklet not yet on file; confirm final version with RQZ
Pending — Legal (RQZ)
FD-04
Subscription documents — Cayman parallel fund
CRS/FATCA self-certification forms available in Folder 05; subscription booklet pending
Pending — Legal (Stuarts)
FD-05
Organizational chart — GP / Management Co / US Fund / Cayman Fund
Pending — IR
FD-06
Pre-completed Due Diligence Questionnaire (DDQ)
50–80 standard DD questions; institutional prerequisite
Pending — IR
FD-07
Audit engagement letter — EisnerAmper
Pending — Finance
FD-08
Fund administration agreement — NAV Consulting
Pending — Finance
Folder 03

Structure & Waterfall

Fund-level economics per the PPM. The PPM governs; any summary here is illustrative only.

Complete70%
Vehicles
Delaware LP (US investors) + ARCSA RE Parallel Fund LP, Cayman Islands (international investors)
Strategy
Residential value-add: acquisition, renovation, resale of single-family homes
Geography
Miami-Dade, Broward, Palm Beach counties
Offering size
$50,000,000
Target net return
21% annual (cumulative threshold)
Cycle
90–120 days per asset, capital recycled
Tier 1 — up to 21% cumulative return

80 / 20 from the first dollar of gains

The GP receives 20% of gains from the first dollar in Tier 1. The 21% cumulative return threshold marks the end of Tier 1.

Tier 2 — above the 21% threshold

GP receives 100% of remaining gains

LP protection operates through a clawback at fund termination, not through a preferred hurdle rate.

ST-00Available
ST-00a
Capital return analysis (Excel, circulation draft)
Draft — confirm final version before external release
Available
ST-01
Deal-level capital structure (equity/debt per property, LP/GP split per deal)
Fund-level waterfall documented above; per-deal capitalization detail not yet compiled
Pending — Finance
ST-02
Fee schedule summary (management fee, expenses)
Extract from PPM into a one-page summary
Pending — IR
Folder 04

Team

Leadership, governance, and investor relations.

Complete85%

Carlos Calderon

Chief Executive Officer · Managing Partner

Founder of the ARCSA group of companies, established 27 years ago with ARCSA Mexico, a leading international credit reporting business. Founder of BLOC Mexico/USA and CrediBusiness. Seasoned real estate investor and sponsor: over $100M of international real estate deployed, managing investments for hundreds of international investors.

Juan Miró

Senior Advisor & Governance

Salvadoran banker with over 38 years at Citibank across corporate and consumer banking leadership roles, helping establish Citi as a key player in Latin America.

Arturo Requenez II

Legal Counsel

Corporate and tax attorney with 20+ years advising private equity firms, funds, family offices, and global corporations on fund formation and cross-border transactions. Founder and Managing Partner of RQZ Law (New York, Miami, Washington D.C.).

Catalina Esmeral

VP, Investor Relations

Leads investor sales and capital raising at ARCSA Capital. Scaled AUM from under $1M to $25M+ across alternative investment vehicles, working with family offices, UHNWIs, and wealth managers across LatAm and international markets. Experience in REIT structures, debt facilities, and cross-border capital deployment.

Matías González

VP, Investor Relations

Finance and sales professional with 12+ years spanning traditional banking and venture capital. Specializes in fundraising with UHNWIs, family offices, and institutional investors across the US and Latin America.

Pablo Morales

VP, Finance

11+ years in real estate development and corporate finance, leading $400M+ in project structuring, with key roles at FIBRA UNO, Vaca Partners, and Grupo IAMSA. Business degree with a Finance minor from ITAM.

TM-01
Pre-fund track record of the team (properties operated before the fund, metrics, timeline)
Recurring institutional request (Cambridge Associates DD); requires GP input
Pending — GP
TM-02
Construction / acquisitions team profiles
Pending — GP
Folder 05

Subscription & KYC

Onboarding documentation. KYC/AML administered by NAV Consulting with SynRgy AML Services.

Complete75%
KY-01Available
KY-02Available
KY-03Available
KY-04
Wire instructions template
Pending — Finance
KY-05
Onboarding step-by-step guide for LPs (US and international routes)
Pending — IR
Folder 06

Marketing & Presentations

Investor-facing collateral in English and Spanish. Not offering documents; the PPM governs.

Complete57%
MK-01
Investor presentation (EN, 25 pages)
Current institutional deck
Available
MK-02Available
MK-03
One pager (EN)
File not yet in data room; source pending
Pending — IR
MK-04Available
MK-05Available
MK-06
Análisis de estrategia general (ES)
File not yet in data room; source pending
Pending — IR
MK-07
Conoce más la estrategia (ES)
File not yet in data room; source pending
Pending — IR

Intentionally excluded from this data room

Investor Presentation v1.5 (describes a superseded 4-step waterfall inconsistent with the PPM — flagged for correction), the fundraising strategic plan and Client Journey documents (internal), and the Ecuador investment-routes memo (prospect-specific advisory material).

Folder 07

Completion Tracker

Internal view. Every open item, its owner, and why it matters. Remove this folder before granting external access, or keep it internal-only via permissions.

Open items13
CT-01
Original underwriting memos, all 4 assets
Anchors "projected vs. actual" — the single highest-credibility item for institutional DD
Carlos
CT-02
Capex budget vs. actual with draw dates, all 4 assets
Pablo
CT-03
Settlement statements (HUD/CD), purchase and sale, all closed deals
Pablo
CT-04
Exact closing date — 2280 SE 10th Ct Pompano Beach
Pablo
CT-05
Sale comparables used at entry (ARV support) and exit, per asset
Carlos
CT-06
Inspection reports per asset
Carlos
CT-07
Deal-level capital structure (equity/debt, LP/GP economics per deal)
Pablo
CT-08
Pre-fund team track record (Cambridge Associates gap: deal-level IRRs, hold periods)
Carlos
CT-09
Deviation narratives — why holds ran 167–255d vs. 90–120d model
Framed as evidence of execution discipline, not hidden
Carlos
CT-10
Executed LPA final version
RQZ Law
CT-11
DDQ pre-completed + org chart
Catalina
CT-12
Palm Beach County deal documentation (tri-county positioning gap)
Carlos
CT-13
Replace reconstructed PDFs with original source files
Documents in Folders 02, 03, 05 and 06 were rebuilt from page images; upload originals to the live platform before external access
Catalina