The Villas of Bellaire Presentation
AI Capital Lending & Consulting Services — 401 Bellaire Blvd | Lewisville, TX
101-Unit Townhome Development
Deal Closing Version
"From Land to Legacy. From Opportunity to Ownership."
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The Vision: A Wealth-Building Ecosystem
This is more than a development. It is a fully integrated wealth-building ecosystem engineered to generate investor returns while creating lasting community impact across the Dallas–Fort Worth metroplex.
Real Estate Development
101 shovel-ready townhome units in one of Texas's fastest-growing submarkets.
Workforce Training
A pipeline of skilled builders trained through Dallas College and Future Builders of America.
Community Impact
Jobs, homeownership pathways, and minority wealth creation embedded into every phase.
Investor Returns
Multiple exit strategies designed to maximize ROI across varying market conditions.
A model designed to build homes, train builders, and create ownership — simultaneously and at scale.
The Opportunity: Shovel-Ready in Lewisville, TX
Lewisville, Texas is one of the DFW metroplex's highest-demand submarkets — and this development sits at its center. With land fully secured, entitlements in place, and a defined execution roadmap, this opportunity is primed for immediate deployment of capital.
101
Townhome Units
Fully planned and ready for vertical construction
$14.3M
Total Land Cost
Fully developed land in a high-growth corridor
1,900
Avg Sq Ft Per Unit
Spacious townhome layouts built for modern families
The combination of a defined site, established partnerships, and a high-absorption market makes this one of the most de-risked entry points available to accredited investors today.
Project Structure: 3-Phase Development Model
The project is architected across three deliberate phases, each designed to generate capital, reduce exposure, and fund the next stage of growth. This phased approach allows investors to enter at the level best suited to their risk profile and return objectives.
Each phase is self-funding through disciplined capital recycling — proceeds from lot pre-sales in Phase 1 directly underwrite construction financing in Phase 2, creating momentum without unnecessary leverage.
Land Acquisition: The Foundation
Total Land Cost
$14.3M
Fully developed, entitled land in Lewisville, TX — ready for subdivision and vertical construction.
Acquisition Objectives
Acquire the Land
Secure the full parcel at a negotiated basis that supports strong lot-level economics.
Subdivide Into Buildable Lots
Engineer the site into 101 shovel-ready, individually titled townhome lots.
Pre-Sell to Investors
Move lots at a premium to qualified investors ahead of vertical construction.
Development Scale: A Repeatable Model
With 101 total units deployed across a disciplined 30/30/30 phase strategy, this development is engineered for scalability — not a single transaction, but a replicable framework that can be replicated across investor groups, markets, and asset classes.
1
Phase A — 30 Units
Initial tranche. Establishes market comps, absorbs pre-sell inventory, and recycles capital for Phase B.
2
Phase B — 30 Units
Mid-development phase funded by Phase A proceeds and construction financing partners.
3
Phase C — 30 Units + Remaining
Final tranche leverages established comps and a refined buyer pipeline for maximum margin capture.
This is a repeatable model, not a one-off deal. Each phase informs and strengthens the next, creating compounding returns and operational efficiency across the full 101-unit build-out.
Build Economics: Unit-Level Cost Structure
The unit economics underlying this development reflect a disciplined, market-tested cost structure that preserves healthy margins even in conservative pricing scenarios. At $120 per square foot across a 1,900 sq ft average footprint, the all-in build cost delivers exceptional spread relative to current Lewisville market values.
Avg Unit Size
1,900 Sq Ft
Spacious 2–3 story townhome layouts designed for family living and rental appeal.
Cost Per Sq Ft
$120
Competitive construction cost achieved through HRM Construction's established supply chain.
Build Cost Per Unit
$228,000
All-in hard cost per townhome unit, exclusive of land allocation and soft costs.
Market Positioning: Where the Numbers Live
The Lewisville submarket is experiencing sustained demand pressure driven by DFW employment growth, corporate relocations, and a chronic undersupply of for-sale attached housing. Conservative pricing analysis places these units well within reach of the market's qualified buyer pool.
Conservative Sales Range
Low Estimate
$425,000 per unit — achievable even in a softening demand environment.
High Estimate
$525,000 per unit — supported by current comparable sales in the corridor.
Why Lewisville?
- Top-tier DFW submarket with strong absorption rates
- Proximity to major employment centers and corporate campuses
- Chronic undersupply of new attached housing inventory
- Strong rental demand as an alternative hold strategy
Profit Analysis: Build & Sell — Per Unit
At the midpoint sale price of $475,000, the per-unit profit spread is compelling by any institutional standard. The delta between all-in cost and market value creates a margin profile that performs across multiple exit scenarios.
$228K
Build Cost Per Unit
Hard construction cost including materials, labor, and contractor overhead.
$475K
Midpoint Sale Price
Conservative midpoint of the $425K–$525K Lewisville market range.
$247K
Profit Per Unit
Gross profit per unit before land allocation — a 108% return on build cost.
Every unit built and sold at market rate returns more than double the construction investment. The margin is built into the cost structure — not dependent on market appreciation.
Phase 1 Profit Projection: 30 Units
Phase 1 alone — just 30 of the 101 total units — delivers a project-level return that validates the entire capital thesis. This initial phase serves as proof of concept, market comp-setter, and capital engine for Phases 2 and 3.
Phase 1 projected gross profit is approximately $7.4 million — establishing the financial foundation for scaling into Phases 2 and 3 with reduced capital requirements.
Exit Strategy #1: Lot Sale Strategy
Before a single unit is constructed, investors can realize significant returns through a disciplined lot sale strategy. By subdividing the master parcel and selling individual lots at a premium to builders, operators, and new investors, the project generates early liquidity with minimal construction risk.
Lot Sale Target Price
$150,000 – $200,000 per lot
Premium pricing supported by entitled, shovel-ready status and strong submarket demand.
Phase 1 Lot Revenue (30 Lots)
- At $150K: $4.5 million in proceeds
- At $200K: $6.0 million in proceeds
- Target buyers: experienced investors and regional builders
- AI Capital Lending buyer pipeline provides immediate demand
Exit Strategy #2: Build to Rent
For investors seeking long-term cash flow and portfolio-building upside, the Build-to-Rent strategy converts completed units into a stabilized rental portfolio — refinanced at market value to return equity while maintaining ownership of appreciating assets.
Build
Complete units to certificate of occupancy using HRM Construction's turnkey process.
Stabilize
Lease units to qualified tenants. Achieve 90%+ occupancy to satisfy lender stabilization thresholds.
Refinance
Execute a DSCR cash-out refinance at stabilized value — returning investor capital while retaining equity.
Hold & Scale
Retain units as a long-term rental portfolio compounding cash flow, appreciation, and tax benefits.
✔ Cash Flow
Monthly rental income from a high-demand Lewisville rental market.
✔ Long-Term Appreciation
DFW real estate has outperformed national averages for over a decade.
✔ Portfolio Scaling
Refinanced equity redeploys into additional phases or new development projects.
Exit Strategy #3: Build & Sell Retail
The Build-and-Sell strategy captures the highest gross profit margin available in this development — targeting retail buyers through the AI Capital Lending financing pipeline, NAREB network referrals, and traditional MLS exposure. With a $247,000 per-unit gross profit at midpoint pricing, this strategy delivers the fastest capital return and the clearest path to distributable investor proceeds.
Highest Profit Margins
Full retail pricing captures the complete spread between $228K build cost and $475K+ market value — no discount for bulk or speed.
Pre-Built Buyer Pipeline
AI Capital Lending's financing platform connects qualified buyers before units are completed, reducing days-on-market and carrying costs.
Fast Capital Return
Proceeds from closed sales are distributed to investors within weeks of closing — not years. No refinance delays, no lease-up risk.
The Multiple Exit Advantage
What makes this deal structurally superior to conventional real estate investments is the built-in optionality across three distinct exit strategies. No matter what the market does, this project has a credible, profitable path forward.
This reduces investor risk significantly. You are NOT locked into one exit. The team pivots based on market conditions — protecting capital while maximizing returns across all scenarios.
Project Partners: An Experienced, Aligned Team
Every major function of this development — from capital strategy to construction to title — is assigned to a dedicated partner with proven expertise in their discipline. This is not a first-time team. It is a curated coalition built to execute.
AI Capital Lending
Project Lead / Capital Strategy. Manages investor relations, deal structuring, and the proprietary buyer financing pipeline that pre-qualifies end purchasers.
HRM Construction
General Contractor / Builder. Experienced residential builder with established subcontractor relationships and a track record in Texas townhome development.
KLZ Stone
Materials / Strategic Partner. Provides preferred pricing on exterior and interior materials, compressing per-unit build costs and improving margin reliability.
Vizual Architecture
Design Lead. Delivers market-responsive floor plans and elevations optimized for both for-sale and for-rent demand profiles.
Legacy Over Limits
Building Wealth for Future Generations
KLB Lumber
Lumber Supplier/Partner. Provides Lumber Packages for Small to Mid Size Builders at discounted prices.
Community Partners: The Network Behind the Mission
Beyond the core development team, this project is supported by institutional partners whose missions align directly with the project's social impact objectives — creating a reinforcing ecosystem of workforce development, homeownership, and community wealth.
Destination Title Group
Handles all title and closing services, ensuring clean, efficient transactions for every lot sale and unit closing throughout all three phases.
NAREB
The National Association of Real Estate Brokers provides industry network access, buyer referrals, and credibility within the minority real estate community.
Dallas College
Supplies a trained workforce pipeline of construction-ready graduates, reducing labor costs while investing in local economic development.
Future Builders of America
The nonprofit arm of this initiative — providing training, mentorship, and pathways to homeownership for underserved communities across the DFW metroplex.
Social Impact: Investors Fund a Movement
The financial returns of this project are exceptional. But the story investors get to tell — to their LPs, their boards, their families — is even more powerful. This development is a fully functioning social impact vehicle embedded inside a high-margin real estate transaction.
Training Future Builders
Dallas College graduates enter the construction workforce directly on this site — building skills, building careers, and building community equity.
Creating Jobs
Every phase of construction creates direct and indirect employment in the Lewisville community — from skilled trades to project management.
Providing Housing
101 new townhomes address a real housing supply gap in one of Texas's most undersupplied submarkets.
Supporting Minority Ownership
Through NAREB and Future Builders of America, this project creates direct pathways to homeownership and generational wealth for underrepresented communities.
Investors are not just funding a deal. They are funding a movement — one that measures success in both returns and real-world transformation.
Capital Structure: What We're Seeking
The project is currently raising its Land Acquisition round — the foundational capital tranche that enables site control, lot subdivision, and pre-sale positioning. This is the highest-leverage entry point in the capital stack, with the earliest path to return.
Capital Raise
$14.3M
Land Acquisition Phase — currently open to accredited investors and institutional partners.
Designated Use of Funds
Land Purchase
Full acquisition of the 101-unit entitled parcel in Lewisville, TX.
Pre-Development Costs
Engineering, entitlement confirmation, and site preparation work.
Lot Positioning
Subdivision filing, survey, and individual lot titling for sale or build execution.
Pre-Sale Marketing
Targeted outreach to the AI Capital Lending investor pipeline and NAREB network.
Investor Returns: Two Paths to Profit
This project offers investors two distinct return profiles — each compelling on its own, and even more powerful when deployed in combination across phases.
Land Phase ROI
Acquire land at bulk pricing. Subdivide and sell individual lots at a premium of $150K–$200K per lot. Value is created entirely through the subdivision process — not market appreciation.
Target: $4.5M – $6M in proceeds from Phase 1 lots alone.
Full Development ROI
Build at $228K per unit. Sell at $475K+ per unit. The spread generates over 2X revenue per unit deployed — a margin structure that holds even in conservative scenarios.
Target: ~$7.4M gross profit from Phase 1 (30 units).
108%
Return on Build Cost
Gross margin per unit at midpoint sale price of $475K
33%
Lot Appreciation
Estimated premium above land cost basis at individual lot sale
2x+
Revenue Multiple
Revenue vs. build cost per unit across the full development
Why This Deal Works
In a market environment defined by rate sensitivity, inventory constraints, and heightened due diligence, this project checks every box that experienced investors and institutional partners require before committing capital. The fundamentals are not aspirational — they are structural.
✔ Shovel-Ready (Low Risk)
Land is fully entitled and developed. There are no entitlement delays, no permitting unknowns, and no site control contingencies standing between this capital raise and project launch.
✔ Strong Market Demand
Lewisville sits at the intersection of DFW's employment growth and housing undersupply. Absorption rates support both for-sale and for-rent exit scenarios.
✔ Multiple Exit Strategies
Lot sales, build-to-rent, and build-to-sell offer the team the flexibility to pivot with market conditions — protecting investor capital in any environment.
✔ Experienced, Assembled Team
Every seat at the table is filled with a specialist. No key-man risk, no capability gaps — just a coordinated execution team with aligned incentives.
✔ Built-In Buyer Pipeline
AI Capital Lending's financing platform pre-qualifies end buyers before construction is complete — compressing marketing risk and accelerating capital return.
The AI Capital Advantage
AI Capital Lending is not just the project lead — it is the project's most powerful competitive differentiator. While other developers compete for buyers after construction, AI Capital Lending builds the buyer pipeline before the first foundation is poured.
Buyer Financing Pipeline
A proprietary database of pre-qualified buyers actively seeking financing for new construction townhomes in the DFW corridor.
DSCR Investor Network
Debt-Service Coverage Ratio investors seeking income-producing properties are pre-matched to Build-to-Rent units before stabilization closes.
AI-Driven Deal Matching
Proprietary technology matches investors, buyers, and financing structures in real time — reducing human error and accelerating decision timelines.
Faster Closings
Streamlined underwriting and pre-approval workflows reduce time-to-close — cutting carrying costs and returning investor capital faster.
This is your unfair advantage — a demand engine that operates before, during, and after construction, ensuring this project never waits for buyers.
Investment Options: Choose Your Role
This project is structured to accommodate multiple investor profiles — from those seeking quick liquidity through lot flips, to long-term wealth builders looking for a rental portfolio foundation. Every position is designed with clear return mechanics and defined entry points.
1
Land Acquisition Partner
Co-invest in the $14.3M land purchase. Participate in lot-level upside through the subdivision and pre-sale process. Earliest entry, highest leverage.
2
Lot Investor
Purchase individual titled lots at the pre-sale price. Resell to builders at a premium or hold for vertical development. Defined basis, clean title, immediate upside potential.
3
Build Partner
Finance construction on a per-unit or per-phase basis. Secured by the improved asset. Return distributed at sale or refinance closing.
4
Long-Term Rental Investor
Hold completed units as stabilized rental assets. Benefit from DSCR refinancing, monthly cash flow, and long-term DFW appreciation. Ideal for family offices and 1031 exchange buyers.
Secure Your Position in Phase 1
Phase 1 land acquisition is open now. Partner positions are limited by design — this is a curated capital raise, not an open offering. Investors who move first capture the highest upside, the most favorable entry basis, and first priority on subsequent phase allocations.
1
Now
Land acquisition capital raise open. LP positions available for accredited investors.
2
Phase 1 Close
Land acquired. Subdivision begins. Pre-sale lot marketing activates through AI Capital pipeline.
3
Phase 1 Build
30 units enter vertical construction. HRM Construction mobilizes. Buyer closings begin.
4
Phase 1 Exit
Lot sales and/or unit closings complete. Investor capital returned with projected profit distribution.
5
Phases 2 & 3
Phase 1 partners receive priority allocation. Remaining 71 units enter development cycle.
Limited partner positions are available. This is a closing-stage raise. Delays in commitment result in lost position priority — not just a missed opportunity.
From Land to Legacy.
Teach a Man How to Fish.org & Partners is building something that outlasts a single transaction. Every unit constructed, every builder trained, every family housed, and every investor return distributed is a brick in something larger — a replicable model for community-led, investor-backed real estate development that works for everyone at the table.
👉 Ownership
Homeowners gain equity. Investors gain assets. Communities gain stability. The model is designed so everyone builds wealth — not just the developer.
👉 Opportunity
From Dallas College graduates entering the trades to first-time buyers crossing the threshold — this project expands who gets access to real estate's wealth-building power.
👉 Legacy
101 units in Lewisville is Phase 1 of a scalable, repeatable model. The vision extends beyond this site — to every market where housing demand, workforce need, and investor capital can be aligned.
We're not just building homes. We're building ownership, opportunity, and legacy — one unit, one builder, one community at a time.