Cash-Flowing Multifamily Investments in Wisconsin
Cash-Flowing Multifamily Investments in Wisconsin Our Mission is to strategically acquire, renovate, and optimize income-producing properties through the BRRRR method, guided by trust, transparency, and integrity. We create win-win opportunities that add lasting value for our partners, residents, and communities
About Us
Emerald Crest Holdings is a disciplined multifamily investment firm focused on Wisconsin Class B/C apartments in strong B-grade locations. We buy assets that cash flow on day one, apply light value-add renovations and operational improvements, then refinance to recycle capital while maintaining long-term cash flow and equity growth. Our approach is grounded in trust, transparency, and integrity—with conservative underwriting, robust reserves, and clear investor reporting.
What we focus on
- Wisconsin multifamily, typically 20–75 units and $800K–$3.0M purchase price
- Day-one cash flow with ≥85% occupancy, DSCR ≥1.25, and cap rate ≥8%
- Light interiors, common-area upgrades, and management efficiencies (licensed trades for regulated work)
Core values: Trust • Transparency • Integrity • Win-Win • Value Creation
Investor Snapshot
Investor Snapshot
We use conservative, investor-first structures on cash-flowing multifamily. A typical 30-unit, ~$2.4M sample deal looks like this:
Capital Structure (illustrative):
- Private Debt (senior): ~$1.5M (≈60%), 8–12% interest-only, secured.
- LP Equity: ~$800K (≈39%), 8% preferred return + 80% of profits.
- GP Equity: ~$10K (≈1%), 18% promote (sweat equity).
- Advisor: 2% carve-out from GP promote (no LP dilution).
Equity Cash-Flow Waterfall (summary):
- Gross Cash Flow = NOI − OpEx − Debt Service.
- Preferred Return: 8% cumulative, non-compounding to LPs.
- Return of Capital: 100% of LP equity returned.
- Profit Split: Remaining 80% LPs / 18% GP / 2% Advisor.
- Optional Tier: At ≥12% LP IRR → 70% LP / 28% GP / 2% Advisor.
Risk Guards & Reserves:
- Maintain 7–10% acquisition/renovation contingency; 6 months OpEx + debt service; $250–$350 per unit/yr replacement reserves.
- Stress-test DSCR ≥1.25 and key variables (rents, occupancy, rates).
Reporting & Transparency:
Quarterly financials (NOI, DSCR, distributions) + regular updates via investor portal, email, and Q&A calls.
For informational purposes only; not an offer to sell or solicit securities.
Why Wisconsin
Wisconsin’s rental markets are tight and durable. Statewide rental vacancy fell to 4.1% in 2024 (from 5.1% in 2023), while Milwaukee runs ~96% occupied with steady rents—conditions that support collections and stable cash flow.
What strengthens the thesis
- Measured new supply: ~3.47 permits per 1,000 residents in 2023 vs 4.48 nationally → vacancy pressure stays low; Milwaukee’s 2025 pipeline is manageable.
- Rent trajectory: Milwaukee rent growth is forecast to peak ~3.2% (Q3 2025), easing to ~2.9% by year-end; Waukesha ~4.1% and Southern Ozaukee ~4.0% projected.
- Employment & households: Solid labor market (low unemployment, strong participation) and steady population/household growth support rent-paying capacity.
- Operating backdrop: Predictable taxes/regulation; landlord-tenant framework is clear and statewide vacancy remains below U.S. levels.
Bottom line: Tight vacancies + measured supply + steady demand = durable occupancy and rent growth for Class B/C value-add assets.