Current Offerings
Triple Net Lease Roll-Up Fund
Cobb Club members may invest $100,000 and receive Class A-2 economics, including 10% preferred return, rather than the standard 9%.
Timberview Capital presents a triple-net lease retail real estate opportunity focused on essential-service properties such as gas stations, medical offices, and early education facilities. The strategy emphasizes long-term absolute NNN leases that shift operating expenses to tenants, creating stable, inflation-resistant cash flow with minimal management intensity.
The lead sponsor brings a proven roll-up track record, including a prior strategy that culminated in an $87 million exit and delivered a 5x equity multiple to investors over a four-year hold, providing strong validation of execution capability at scale.
The investment is structured to deliver an 8%–9% preferred return with monthly distributions, alongside attractive first-year tax advantages through bonus depreciation. The strategy targets 16–20% projected IRR through disciplined underwriting, contractual rent escalations, and multiple institutional exit pathways, including individual asset sales or a potential portfolio disposition to a retail REIT.
EARLY SUBSCRIBERS: The first $1 million of capital contributions received by the company will receive a 10% preferred return.
Why NNN Retail?
- Predictable Income: Long-term leases with fixed rent escalations
- Minimal Risk: Tenants cover taxes, insurance, and maintenance
- Essential Demand: Fuel, childcare, medical, and service retail
- Recession-Resistant: Stable traffic even during economic downturns
- Institutional Exit Optionality: Sale to or conversion into a REIT
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Smart Management Investment
Cobb Club members may receive an enhanced 8% preferred return, rather than the standard 5%, along with early access to increased promotional depreciation allocations for the first $5M raised.
Timberview Capital presents Smart Management, an AI-driven property management platform entering its national growth phase. The software integrates leasing, accounting, operations, and tenant engagement into a single system designed to improve efficiency and increase property performance.
The platform has expanded with the addition of a Short-Term Rental (STR) management module, enabling Smart Management to serve both long-term rental operators and the rapidly growing short-term rental market.
This opportunity provides exposure to a scalable PropTech platform targeting the 50 million rental units in the United States, supported by early adoption from operators controlling tens of thousands of units and a growing waitlist of prospective users. As adoption accelerates, investors participate in both platform growth and long-term equity appreciation.
5% Preferred Return (8% for Cobb Club members)
5:1 Bonus Depreciation
10K – $15K Annual Cash Flow
4X+ Targeted Equity Multiple
77.6% Targeted Average Annual Return
36-60 Months Hold Period
Key Highlights:
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Powerful 2026 Tax Advantage: Targeted 5:1 bonus depreciation, delivering up to $500,000 in depreciation per $100,000 invested, which may allow investors to offset passive or active income.
- Multiple Return Sources: The investment combines preferred returns, potential cash flow, equity appreciation, and priority return of capital within one structure.
- Risk Mitigation and Alignment: Approximately 70% of investor capital is held in an interest-bearing debt fund, designed to cover operating expenses and reduce burn rate while the platform scales.
- Scalable Growth Platform: Smart Management is targeting a massive 50M-unit U.S. rental market, with more than 50,000 units already on the waitlist and a growing network of landlords and operators adopting the platform.
Industrial Triple Net Fund III
Cobb Club members receive enhanced economics, including an improved 87/13 LP/GP split and a slightly higher 15.0% IRR, compared to the standard 85/15 split and 14.8% IRR available through the broader Timberview Capital network.
This investment targets a diversified portfolio of 20 to 30 single-tenant industrial properties across the United States, primarily acquired through sale-leaseback transactions with operating businesses. These transactions allow the fund to establish long-term leases at acquisition, creating predictable, contract-based income.
The strategy is designed to generate consistent cash flow through quarterly distributions, supported by triple net leases where tenants are responsible for property-level expenses, providing predictable and stable income. Additional upside is driven by contractual rent escalations, ongoing debt amortization, and the potential for a portfolio-level exit at a premium valuation.
The fund focuses on mission-critical industrial facilities that are essential to tenant operations and typically leased on a long-term basis of 10+ years, reinforcing income durability and tenant retention. This approach prioritizes stable, long-term cash flow and downside protection over development risk or short-term repositioning strategies.
Preferred Return: 10%
Target IRR: 14.8 – 15%
Equity Multiple: Up to 1.83x
Cash-on-Cash: 8.9%
Investment Duration: 5 Years
Minimum Investment: $100,000
Key Highlights
- Sale-Leaseback Strategy
Properties are primarily acquired through sale-leasebacks, allowing for long-term leases to be structured at acquisition with operating businesses - Long-Term Triple Net Income
Leases typically 10+ years with tenants responsible for property expenses, creating predictable, contract-based cash flow - Superior Investor Returns
Investing through Timberview Capital provides more favorable terms than investing directly with the sponsor - Proven Strategy with Established Performance
Fund III builds on a 10+ year strategy, with prior funds now stabilized and generating consistent cash flow - Experienced Sponsor with Proven Track Record
MAG Capital Partners manages approximately $1.2B in assets and has delivered consistent cash flow across prior industrial investments
Trulo Homes Cottonwood Creek BTR
Cobb Club members receive enhanced economics, including a 60/40 LP/GP split and a higher 24.3% IRR, compared to the standard 55/45 split and 23.2% IRR available through the Timberview Capital network, and significantly improved terms relative to investing directly with the sponsor.
This investment focuses on the ground-up development of a 206-unit build-to-rent community in Waco, Texas, targeting long-term equity appreciation in a high-growth, supply-constrained market. Designed to meet rising demand for single-family rental housing, the community offers the space and privacy of homeownership with the convenience of professionally managed living.
Rather than acquiring existing assets, the strategy creates value through development, phased delivery, and lease-up, allowing investors to participate in the full lifecycle from construction through stabilization. The project is expected to benefit from strong demographic trends, proximity to Baylor University, and its location within a major mixed-use development corridor.
Sponsored by Red River Development, a vertically integrated build-to-rent operator, the investment emphasizes institutional-quality execution and premium product design. With high-end finishes, private yards, and resort-style amenities, the community is positioned to attract higher-income renters and achieve rent premiums over traditional multifamily assets.
Cash-on-Cash: 8.9%
Target IRR: 23.20% – 24.30%
Equity Multiple: Up to 2.0x
Investment Duration: 43 Months
Minimum Investment: $100,000
Key Highlights
- Attractive Risk-Adjusted Returns
Targeted investor returns of 23.20% – 24.30% IRR with equity multiples up to 2.0x, driven by development margin and lease-up execution. - Institutional Build-to-Rent Strategy
Focus on purpose-built single-family rentals, a rapidly growing asset class driven by strong demand and limited supply. - Premium Housing Product
206-unit community featuring private yards, garages, and high-end finishes, designed to command rent premiums over traditional multifamily. - Strong Market Fundamentals
Located in Waco, TX, near Baylor University, with above-average population growth and increasing demand for rental housing. - Favorable Supply-Demand Dynamics
Build-to-rent remains under-supplied, with growing demand from higher-income renters seeking flexibility over homeownership. - Proven Sponsor
Red River is a vertically integrated developer and operator with 25+ years of build-to-rent experience, over $1.5B in development, and 4,500+ units operated, with a strong track record of outperforming projections. - Optimized Investor Economics
Investing through Timberview offers enhanced pricing and structuring, with more favorable terms than direct sponsor participation.
Halston Waterleigh
Cobb Club members may access exclusive Class B economics, including a 95/5 LP/GP split, 19.60% IRR, and 2.03x equity multiple, compared to the standard 90/10 split, 18.80% IRR, and 1.98x multiple available through the Timberview Capital network.
Timberview Capital presents the opportunity to invest in Halston Waterleigh, a 354-unit, Class A multifamily property located in Horizon West / Winter Garden, one of the fastest-growing and highest-income submarkets in the Orlando MSA. Built in 2021 by D.R. Horton, the asset was acquired at a rare basis for new construction, providing immediate value creation through both pricing and operational upside.
The investment benefits from strong in-place occupancy, mark-to-market rent growth, and attractive fixed-rate agency financing that provides stability and downside protection. The business plan centers on targeted interior unit upgrades, amenity enhancements, and professional in-house management, all designed to drive operational efficiencies and improve overall asset performance over a projected four-year hold period.
Supported by Orlando’s high-growth fundamentals, including continued population inflows, job expansion, and access to top-rated schools, demand in the submarket remains durable. With new supply expected to decline meaningfully, Halston Waterleigh is well positioned to capture rent growth and deliver compelling, risk-adjusted returns in a resilient and supply-constrained environment.
7% Preferred Return
Target IRR: 18.80%–19.60%
Target Equity Multiple: 1.98x – 2.03x
Projected Hold Period: 4 Years
Minimum Investment: $100,000
Key Highlights
- Superior Returns
We have negotiated superior returns for the Timberview Capital network compared to going directly with the sponsor. - Exceptional Basis
Acquired below replacement cost at a compelling cap rate for new construction, providing built-in downside protection. - Strong In-Place Performance
Occupancy trending around 93%, outperforming newer competing deliveries in the submarket. - Mark-to-Market Rent Upside
In-place rents are ~$75–$100 below market, offering immediate and ongoing upside. - High-Growth Orlando Submarket
Minutes from Disney World in Horizon West, backed by strong population and job growth, plus top-rated schools. - Operational Scale & Efficiencies
Ownership of adjacent Birchstone Waterleigh enables shared costs, operational efficiencies, and stronger NOI.
Eastern Light Distilling
Cobb Club members are eligible to receive a barrel of whiskey for $1 (estimated value $460) and can also receive a bump in investment level. (A $100,000 investment qualifies for Level II returns instead of Level I).
Timberview Capital presents an investment in Eastern Light Distilling, a structured, asset-backed opportunity in a B2B whiskey production and storage platform designed to generate recurring cash flow, deliver tiered preferred returns of 12–13.5%, and provide significant early-year tax advantages through accelerated depreciation.
The investment offers participation in long-term value creation as client brands scale and aged inventory appreciates, supported by a growing pipeline of third-party distillers and a fragmented, underserved contract distillation market poised for consolidation and disciplined expansion.
12 – 13.5% Preferred Return
45.8 – 48.5 % Projected IRR
14.2x – 16x Projected Equity Multiple
$100k Minimum Investment
Projected Distributions: Monthly
8 Years Hold Period
First-year K-1 depreciation is estimated to be 100% of the investment amount
Ultra Luxury Short-Term Rental Development
Timberview Capital presents a luxury short-term rental development opportunity in Joshua Tree, California, one of the fastest-growing high-end travel destinations in the country. The investment focuses on the development of modern, design-driven desert retreat homes in a market supported by over three million annual visitors, year-round tourism, and strong demand for premium accommodations. With a limited supply of true luxury short-term rentals, professionally designed and managed homes are positioned to achieve strong nightly rates and attractive operating performance.
This opportunity offers investors a fixed preferred return structure with projected annual returns ranging from 13% to 15% based on investment size, projected monthly distributions beginning the first full month after funding, and a targeted three to five-year hold period.
13% preferred return ($100K–$299K)
14% preferred return ($300K–$499K)
16% preferred return ($500K+)
Monthly Distributions (beginning the first full month after funding)
3-5 Year Hold Period
No Equity or Backend Split
The first $1.2M funded will receive 16% preferred returns
Small Business Accounts
Receivable Fund
Timberview Capital introduces an income-focused opportunity through the Small Business Accounts Receivable Fund. Instead of traditional loans, this fund advances capital to small businesses in return for their accounts receivable, generating consistent monthly cash flow backed by daily and weekly repayment streams.
With a portfolio diversified across hundreds of receivable purchases, the fund is designed to absorb 25%+ defaults before investor returns are impacted. This type of program typically sees a 4% to 6% default rate. Investors benefit from liquidity after a 12-month lockup, followed by a 90-day redemption window, and strong preferred returns of 11%–12% paid monthly.
11% preferred return ($100K–$199K)
12% preferred return ($200K+)
Paid monthly after the first full active month
$100K minimum investment
Marina Acquisition and Roll-up Fund
Timberview Capital is excited to present the Marina Fund Investment, a private real estate offering targeting the acquisition of cash-flowing, value-add marina properties across the U.S. This fund aims to capitalize on the growing recreational boating industry by investing in high-occupancy marinas with multiple income streams, including boat slips, fuel docks, ship stores, and short-term rentals.
9% Preferred Return
25% Target IRR
2.75x Equity Multiple
5 Years Hold Time
$50,000 Minimum Investment
Key Highlights:
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Experienced Sponsor Team: Our partner boasts over 50 years of combined experience and more than $300 million in successfully managed investments across real estate, private equity, and oil & gas.
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High-Demand Asset Class: The U.S. recreational boat market is projected to reach $28.5 billion by 2028, growing at an 8.69% CAGR.
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Limited Institutional Ownership: The top 2 marina operators own less than 2.5% of the market, leaving consolidation opportunities wide open.
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Multiple Revenue Streams: Income from boat slip fees, fuel sales, ship store merchandise, aquatic rentals, short-term lodging, restaurants & bars, boat clubs, RV parks, and maintenance services.
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Strategic Growth Plan: Aim to build a portfolio of 5,000+ wet slips, refinance in Year 3–4, and exit or recapitalize in Year 5 at a 6–8% target cap rate.
“Life begins at the end of your comfort zone.”
– Neale Donald Walsch
The testimonials, statements, and opinions presented are applicable to the individuals listed. Results will vary and may not be representative of the experience of others. The testimonials are voluntarily provided and are not paid, nor were they provided with free products, services, or any benefits in exchange for said statements. The testimonials are representative of client experience, but the exact results and experience will be unique and individual to each client. All offers and sales of any securities will be made only to Accredited Investors, which, for natural persons, are investors who meet certain minimum annual income or net worth thresholds or hold certain SEC-approved certifications. Any securities that are offered in reliance on certain exemptions from the registration requirements of the Securities Act of 1933 (primarily Rule 506C of Regulation D and/or Section 4(a)(2) of the Act) and are not required to comply with specific disclosure requirements that apply to registrations under the Act. The SEC has not passed upon the merits of, or given its approval to, any securities offered by Timberview Capital LLC, the terms of the offering, or the accuracy or completeness of any offering materials. Any securities that are offered by Timberview Capital LLC are subject to legal restrictions on transfer and resale, and investors should not assume they will be able to resell any securities offered by Timberview Capital LLC. Investing in securities involves risk, and investors should be able to bear the loss of their investment. Any securities offered by Timberview Capital LLC are not subject to the protections of the Investment Company Act. Any performance data shared by Timberview Capital LLC represents past performance, and past performance does not guarantee future results. Neither Timberview Capital LLC nor any of its funds is required by law to follow any standard methodology when calculating and representing performance data, and the performance of any such funds may not be directly comparable to the performance of other private or registered funds.