SeasideWealth Advisors
Schedule

Strategy

Private Real Estate

Real-estate deals most advisors never bring up.

Schedule a ConsultOr run the Estimator →

Public REITs trade like stocks because they are stocks. Private real estate trades like real estate: slower, less liquid, and historically a better diversifier than the publicly traded equivalent. The catch is access, which we have.

Anatomy of a value-add deal

The return is manufactured in phases.

Illustrative deal · a tired 120-unit multifamily

One illustrative value-add path. Real deals vary; underwriting comes first, the tax wrapper second.

  • 01

    The play

    Two distinct lanes. Value-add deals target equity appreciation through repositioning underutilized assets: a furniture warehouse converted into 800 interior storage units, an underperforming multi-family stabilized and repositioned. Higher risk, longer hold, larger upside. Income deals target steady distributions from already-stabilized assets: industrial, multi-family, medical office. Lower risk, distribution-focused, designed to behave like a bond surrogate with real-asset upside.

  • 02

    Worked example

    An $11M acquisition of an existing furniture warehouse repositioned into 800 interior storage units. Projected exit valuation: $22M, against a peer property under construction for the same cost producing half the units. The arbitrage came from buying existing infrastructure and re-zoning, not building new, a play public REITs aren't structured to execute.

  • 03

    Who it works for

    Accredited investors with $1M+ in liquid net worth. Best as part of a broader plan: typically 5–15% of investable assets, sized for the lockup window. Not a substitute for liquid market exposure.

Common questions

  • What are the lockups?

    Value-add deals typically run 5–10 years. Income deals can be shorter (3–5 years) with periodic redemption windows. The exact terms are in the offering documents for each deal.

  • How is this taxed?

    Most positions distribute K-1s. Depreciation flow-through often shelters early-year distributions; eventual sale generates capital gains. We coordinate with your CPA on the reporting.

  • What happens if the deal underperforms?

    Real estate is real estate. Illiquidity and concentration are real risks. Deals can underperform projections, distributions can be cut, and capital can be impaired. We size positions accordingly.

Related

Adjacent work that often runs alongside this.

Most clients leave their first call with something their last advisor never gave them: a plan.

Thirty minutes. No prep needed. We'll walk through your situation and tell you what we'd do differently.

Schedule a 30-Minute ConsultOr start with the Estimator →