Investment Summary
At the end of 2025, after more than two months of rigorous screening, underwriting, and asset-level due diligence, we made a decision: we invested in a diversified portfolio of Mobile Home Parks, Self-Storage, and Small-Bay Industrial properties. The properties were acquired at an attractive basis, each with its own value-add strategy. Since investing, we've stayed on top of the portfolio, analyzing it every step of the way.
We've been on numerous asset management calls, dug into financials against projections, and tracked value-add initiatives across the portfolio.
What we've seen has convinced us to do something we don't often do — reopen this opportunity to our investor network before the final closing deadline at the end of this month.
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SMK is pleased to present a short window opportunity to invest into a well-established portfolio/fund of recession resistant assets designed to deliver a blend of income and growth with several value-add strategies across the fund.
The portfolio officially opened in late 2024 and will be closing at the end of July 2026. As of May 2026, the portfolio has grown to own 17 properties across 11 states including mobile home parks, self-storage facilities and small-bay industrial assets.
Because the fund is already nearly built out, investors benefit from reduced execution risk and greater visibility into actual portfolio performance as summarized below:
- Net operating income is up 33% over what sellers were producing at acquisition ($2.51M → $3.33M trailing 12 months through April 2026)
- Cash flow is running 114% ahead of the original acquisition budget ($224K budgeted vs. $480K actual since acquisition)
- Operating expenses are running 17% below budget — genuine economies of scale from full vertical integration
- Blended portfolio occupancy in April improved from 67.15% to 80.32% year-over-year
- SMK received its first distribution in Q1 2026 — well ahead of our original 2027 expectation
Importantly, investors entering today are not paying a higher price per share despite this advanced stage.
Diversification Matters—Now More Than Ever
In today's uncertain economic climate, diversification is not just a strategy—it's a necessity.
With persistent inflation, elevated interest rates, and growing fears of a recession, traditional portfolios concentrated in public equities are experiencing heightened volatility and diminished returns.
For over 15 years, we've focused on alternative investment, which are increasingly recognized as a vital strategy for investors seeking stability, income, and capital preservation in turbulent times.
Alternative investments have emerged as a critical tool for investors seeking stability, income, and capital preservation in turbulent times. The portfolio is built specifically to address these challenges by spreading investor capital across three low-correlated real estate-backed assets and strategies.
This approach helps protect investor capital while pursuing attractive risk-adjusted returns.
Portfolio Highlights:
- The focus is on value-add, improving existing assets—operations, occupancy, rents, and curb appeal—rather than taking on construction risk. There are currently no major expansions or ground-up development projects in the plan.
- ~75% of assets have been sourced off-market, direct to seller allowing our operating partners to avoid competitive bidding, secure more favorable pricing, and immediately implement professional management to improve operations and drive value.
- Eight of the properties appraised significantly above their purchase price, demonstrating a cost basis that reflects a meaningful discount to current market value.
- The vast majority of assets are financed with long-term, fixed-rate debt with a current blended average maturity of 5.5 years — this will be further extended to nearly 8 years once a few pending refinances complete — providing ample runway to execute each asset's value-add plan without being forced into a premature sale.
- The portfolio is expected to grow to $25-$30m in equity and 19-21 assets once capital is fully deployed in the coming months.
- Our operating partners have a strong track record with 35+ full-cycle transactions delivering an average 25% net IRR to investors. In addition, they have never issued a capital call, nor lost investor principal, and their targeted $1,000,000+ co-investment creates strong alignment.
- Favorable tax benefits including accelerated depreciation, cost segregation are estimated to provide investors with a targeted 25%-40% passive losses in 2026. We present this as a range to remain conservative, as exact depreciation may vary slightly dependent on year-end allocations and final portfolio acquisitions.
Investment Offering:
We have 3 Class shares available for investors, Class C have a $50,000 minimum investment and Class B have a $200,000 minimum and Class A have a $500,000 minimum.
Please contact us for special terms on investments above $1,000,000:
