Syndicating Credit-Backed STNL Assets
For 30+ years, Blackpoint’s commitment to excellence and a disciplined investment approach across cycles have been hallmarks of the firm’s growth and success.
Blackpoint Capital is a boutique real estate investment and advisory firm. Entrepreneurial by nature, our partners and clients look to us to invest their capital, add value to their portfolios, and execute long-term strategies. As a trusted advisor and partner, our business is based on adding value throughout the real estate life cycle regardless of the economic climate. Our hands on approach is detail focused and strategy based, which means how we manage our assets on a day-to-day basis is driven by careful planning and thoughtful analysis.
Our primary investment opportunities are derived from an in-house development pipeline of ground lease and build to suit projects for national credit tenants.
Our preferred repeat investors enjoy the opportunity to be first-in to participate in these off-market development projects.
Proven Process
All investors are Limited Partners in a project based LP entity, with Blackpoint as the General Partner. LP investors earn a preferred return plus participation in the back-end profit.
An example ground lease process generally follows these steps:
-
Our development entity (Blackpoint Properties, LLC) sources the property and negotiates a purchase contract
-
We perform due diligence on the property, including physical review, zoning, title evaluation, and develop a project pro forma and schedule
-
We identify a national credit tenant to occupy the property, and negotiate a long-term net lease
-
We submit and manage municipal permits and approvals
-
After entitlements are secured and a tenant lease is signed, we arrange financing and close escrow on the property purchase (investors dollars contributed)
-
We manage and expedite needed tenant permits to achieve waiver of tenant contingencies
-
Tenant completes work and opens for business
-
We market and sell the property as a NNN leased investment (investors receive preferred return and share of project profit)
Time Tested
Blackpoint has successfully navigated multiple economic cycles, gaining valuable insights into the real estate development and investment process. Among the many factors driving our success, effective time management is the most critical. We understand the risks posed by shifting markets, changing credit conditions, evolving tenant needs, and broader economic uncertainty. To mitigate these risks, we focus on accelerating project life cycles while protecting both our tenants and investors. By executing efficiently and bringing projects to completion quickly, we reduce exposure to potential setbacks.
Our emphasis on single-tenant assets further supports this time-sensitive approach. By concentrating on smaller-scale projects with national credit tenants, we create a strong foundation for a streamlined exit strategy—enabling stable, timely sales upon project completion.
This disciplined, time-focused model—supported by our deep project management expertise and proven track record—offers a unique and compelling opportunity for our partners and investors.
Typically, our investment horizon ranges from 12 to 18 months, beginning with the initial contribution of investor capital and concluding at the project’s sale.
One element of our competitive advantage lies within the relationships we’ve developed for over the past three decades. Our experienced professionals are able to leverage these relationships to consistently source exclusive development and investment opportunities in targeted markets for our investors. Our key markets include California, Oregon, Washington, Nevada, Arizona, Texas, and Florida.
Investment Criteria
-
Property Type: Retail and Restaurant
-
Tenant Credit: Investment Grade
-
Target Markets: PNW, CA, NV, TX, and FL
-
Sub-Markets: Seattle, NorCal, Las Vegas, Dallas, Orlando
-
Property Size: 1/2 to 10 Acres
-
Transaction Size: $2-30 million
-
Equity Contribution: $50,000 – $5,000,000
-
Property Class: A to B-
-
YOC: Greater than 200bps over Project Exit Value
-
Debt: New Debt or All Cash
-
Ownership Type: Outright, Partnership, Joint Venture
Investment Strategies
Investment FAQ's
What is an accredited investor? Do I need to be an accredited investor?
-
An accredited investor is an individual who meets specific requirements regarding net worth and income according to SEC regulations. These regulations ensure proper protection for all investors.
-
To be an accredited investor, you must satisfy at least one of the following:
1. Your annual income has been $200,000+, for the past two years and you have the expectation of reaching the same income level this year.
2. Your joint income with your spouse has been $300,000+ for the past two years and you have the expectation of reaching the same income level this year.
3. Your individual net worth (or joint net worth with your spouse) exceeds $1,000,000, excluding your primary residence.
Investor accreditation requirements will depend solely upon our offering, but in general you are not required to be an accredited investor to invest in our offerings.
What is the minimum investment amount?
-
The minimum investment is dependent upon the offering, and can vary for each offering. Typically, the minimum investment amount will be $50,000- $100,000 per offering. Investments will be accepted on a first come first serve basis.
When do I usually start getting paid after I invest?
-
This will vary depending on the project. The distribution schedule will be outlined within the investment offering. In general, for existing assets, we offer monthly distributions to our investors, and for new development, distributions typically begin when the tenant starts paying rent.
Once I invest in an offering what can I expect?
-
Upon investing, you can expect to receive monthly investor reports that will update you on the performance of the project with financial data, and a summary discussing the execution of our business plan.