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OC Capital Partners Fund I
Vertically Integrated Residential Development
Fund Structure & Strategy
- Total Equity Target: ~$9.5M
- Project Count: 6
- Construction Timeline: Rolling deployments over the first 15 months
- Staggered Exits: One project expected to sell every 3 months
- First Capital Return: Begins Month 18, with full;l exit expected by month 30
Homes will average 6,000 square feet and are designed to align with the architectural and market expectations of this premium submarket, where controlled inventory and design standards create an environment well-suited for precision execution and premium resale.
Fund I Overview
Fund I is a pooled investment vehicle targeting high-margin residential development in Kiawah Island, SC. The fund is designed to deliver exceptional risk-adjusted returns through a replicable, vertically integrated strategy grounded in control of every major lever: land, design, build, and resale.
We are not raising capital to chase deals. We are raising capital to build them; deliberately, on prime lots, with full in-house execution. As is the general philosophy of OCCP, the fund will take advantage of eliminating the variable of a hired builder. We know our own strengths, limits, and are always current on cost consciousness.
All investor capital is committed at the beginning, enabling negotiating leverage on land up front and operational efficiency throughout the build cycle.
Capital gets put to work across the first 12–18 months as each project ramps up. Exits and distributions commence around month 18 at the completion of the first build, and every 3 months thereafter.
The fund is vertically integrated and light on fees; the manager is also the licensed builder — so project costs are real builder costs. Operating reserves are baked in, and fund-level overhead is kept lean.
Target Returns
Fund I is modeled on the same framework used to deliver our flagship 177 Bull Thistle project — a $5.5M speculative build with 70% LTC financing and top-tier resale pricing. Bull Thistle's single-asset project format has been inspected from every angle to create a replicable model inside of a forecastable timeframe, providing high-confidence return projections.
Fund I Target Fund Metrics:
- IRR: 40% - 45%
- ROI: 2.0x - 2.3x
- Project Sizes: 6 Homes Averaging 6000 HSF
- Sales Prices: $5.5M – $9.0M
- Leverage: ~65% loan-to-cost
Investor Terms:
- 8% preferred return (annualized)
- No AUM Fee
- GP Catch Up
- 80/20 split after preferred return
Clear Direction solves a Complicated Cycle
In the last five years alone, investors have navigated extreme dislocation: pandemic-era fiscal policy, borrowing cost swings, explosive asset growth, and the subsequent whiplash of inflation, tightening, and volatility. Public markets have swung from euphoric highs to algorithm-driven selloffs. Traditional risk models have failed to hold. Volatility has become a feature, not a bug.
Amid that chaos, a pattern has emerged: capital flows to clarity. In 2025, investors are responding not to headlines, but to structure. That’s why capital continues pouring into transparent vehicles — from equity ETFs to disciplined private funds — where the strategy is simple, execution is controlled, and the return path is tangible.
OC Capital Partners Fund I is designed precisely for that moment.
This is not speculative tech. It’s not yield chasing. It’s premium, tangible real estate — in a high-barrier market — with a fixed deployment schedule, defined exit plan, and experienced, vertically integrated operator. You won’t find a hundred assets inside this fund. You’ll find six. Each one built from dirt to doorbell with discipline, backed by data, and designed to meet a real market — not a trend.
If you’re looking for risk control, upside, and operational clarity in a cycle that embraces transparency, Fund I was built for exactly that.
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How to Participate
OC Capital Partners Fund I is open to a limited number of qualified investors. Investment packets, full financials, intake forms, and legal documentation are available behind gated access.
If you’ve received a personal referral or are interested in reviewing the fund in full, request access.
This is a builder-led fund, not a brokerage pitch. We are stewards of both capital and construction. Fund I is where that alignment becomes investable.
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