Confidential Investment Opportunity
Presidio Horizon Fund I
One Team. Fewer Failure Points. Better Basis.
Vertically integrated development in Midwest/Mountain West—one platform from dirt to stabilization.
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Who We Are — One Integrated Platform
Scaled Housing Development. Tighter Cost Certainty. Faster Paths to Stabilized Yield.
Presidio Horizon is a vertically integrated housing platform building standardized multifamily and BTR communities across the Midwest and Mountain West. We control the stack—development, GC, and operations—so basis stays low and schedules hold. Each asset sits in its own SPV with non-recourse construction debt and institutional governance. We target 100–200 units per project with repeatable specs, vetted trades, and measured lease-up systems.
Development
Strategic underwriting, design, and project planning.
Construction
Efficient, high-quality build-out and project delivery.
Operations & Asset Management
Long-term property oversight and value maximization.
Our unified structure eliminates fragmentation and ensures clear accountability across every project stage. The platform was formed to deliver consistent, repeatable execution for market-rate housing in resilient Midwestern and Mountain West markets.
Investment Opportunity
Where demand beats supply—Midwest/Mountain West multifamily + BTR, delivered predictably.
Rental housing demand in many Midwestern and Mountain West submarkets continues to outpace new supply, driven by steady population growth, household formation, and a shift toward professionally managed rental communities. At the same time, construction inputs and development costs have stabilized, allowing for more reliable budgeting and execution. Presidio Horizon concentrates on markets where these conditions intersect, creating a consistent need for well-located, thoughtfully designed multifamily and build-to-rent communities that align with the platform’s integrated development and construction capabilities.
Persistent Housing Undersupply
The U.S. continues to face a persistent undersupply of rental housing, driven by long-term demographic trends and constrained construction pipelines.
Resilient Demand in Key Markets
Demand remains strong in secondary and tertiary markets across the Midwest and Mountain West, where population growth and household formation outpace new deliveries.
Stabilized Project Costs
Construction costs and supply chain pressures have stabilized, creating more predictable project budgeting and execution conditions compared to recent years.
Favorable Entry Basis
Current market conditions offer a favorable entry basis for new development, with opportunities to create high-quality communities at competitive cost points.
Our Strategy
Presidio Horizon builds programmatic housing with one playbook: same markets, same specs, same teams.
Product Focus
Develop market-rate multifamily and build-to-rent communities, typically 100–200 units per project.
Standardized Processes
Implement standardized processes for improved cost control, scheduling, and risk management across projects.
Market Selection
Select submarkets with strong demographic trends, favorable supply conditions, and absorption patterns.
Repeatable Execution
Approach built on consistent product types, efficient construction methods, and streamlined operational models.
This programmatic model emphasizes discipline, consistency, and repeatable execution—qualities highly valued by institutional limited partners.
Target Geography
Where demand > supply and costs are predictable.
Presidio Horizon stays in specific Midwest and Mountain West markets with proven execution—tracked, staffed, and repeatable.
Primary Focus:
Midwest and Mountain West markets demonstrating strong population growth, stable employment bases, and sustained rental demand.
Key States:
Wisconsin, Illinois, Indiana, Michigan, Pennsylvania, Ohio, Iowa, Nebraska, Colorado, Oklahoma, Tennessee, Missouri, Iowa, Minnesota, and Utah.
Cost Advantage:
These regions offer more favorable land costs compared to coastal markets, enabling balanced development budgets and strong occupancy fundamentals.
Operational Alignment:
Prioritizing municipalities and corridors where Presidio Horizon has historical construction experience, established relationships, and operational familiarity.
This intentional approach, consistent with our success in projects like Elm Grove Heights, ensures we capitalize on known market characteristics and operational strengths rather than opportunistic ventures.
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Product Focus
Market-rate multifamily & BTR. Same Spec. Every Time.
Presidio Horizon sticks to repeatable, institution-ready housing types we’ve executed on at scale.
Mid-rise or garden-style communities (typically 100-200 units). Amenity-driven, professionally managed, and designed for durable long-term demand.
Townhome Rental Communities (Attached BTR)
Attached 2–3 story townhome units, purpose-built rentals. Appeals to households seeking more space, direct access, and lower-density living in suburban markets.
Suburban Build-to-Rent (Horizontal SFR Clusters)
Detached or semi-detached single-family rental homes arranged as cohesive, often amenitized communities. A growing institutional asset class for family-oriented submarkets.
Mixed-Use Housing Nodes (Where Appropriate)
Housing-led developments incorporating limited retail or service components. Strategically used when commercial elements enhance the residential environment and project viability.
These product types reflect Presidio Horizon's extensive experience and consistent execution strengths, ensuring clarity and discipline in our development approach.
Why Presidio Horizon Exists — The Platform Thesis
We win on structure: integrated ops that deliver consistency and contain downside.
Presidio Horizon’s integrated platform is a deliberate evolution, built upon decades of successful execution to address common challenges in real estate development.
Presidio Horizon brings development, construction, property management, and investment oversight under a single unified operating framework.
This integration reduces reliance on third-party vendors and minimizes coordination failures that often lead to delays, cost overruns, and execution risk.
By consolidating key functions, the platform delivers clearer accountability, more accurate budgeting, and consistent project delivery across multiple developments.
The platform is designed to replicate a familiar, proven development model at scale, enabling disciplined, repeatable execution in targeted markets.
Our Competitive Edge — How Integration Creates Performance
Process beats chaos: integrated structure that de-risks and delivers.
Presidio Horizon's integrated platform provides structural advantages that lead to consistent execution and robust risk management.
Development Leadership
Early-stage feasibility, entitlement planning, budgeting, and design coordination. Ensures project assumptions are tied to real construction and operational realities.
Construction Execution
Direct control over scheduling, procurement, and site management. Improves cost certainty and reduces delays by eliminating fragmented contractor relationships.
Property Management & Operations
Operational oversight from day one, including leasing strategy, maintenance planning, and resident experience. Supports long-term asset performance and informed underwriting assumptions.
Investment & Asset Management
Disciplined underwriting, transparent reporting, and project-level governance. Provides institutional oversight throughout the project lifecycle.
This unified model lowers friction, fosters accountability, and increases predictability, ensuring fewer points of failure across the project lifecycle.
Track Record — 40-Year Execution Platform
Built, leased, and exited—on repeat.
The Presidio Horizon platform sits on a long, verified track record—reliable execution at scale across multiple real estate sectors.
40+
Years of Experience
Continuous development, construction, and operational expertise.
$2B+
Completed Construction
Across multifamily, mixed-use, commercial, and hospitality sectors.
17K+
Housing Units Delivered
Over four decades, reflecting sustained output.
135+
Projects Executed
Commercial and hospitality developments.
2.5K
Units Produced Annually
Through established, scalable construction operations.
$700M+
Development Pipeline
In completed or in-process projects.
4K
Units Under Management
Maintained with historically strong occupancy levels.
These documented outcomes form the operational backbone of Presidio Horizon, providing a robust foundation for future disciplined development.
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Track Record — Presidio Horizon Investment & Advisory Capabilities
Investment judgment + advisory muscle, integrated to drive cleaner development and management.
The Presidio Horizon platform integrates robust investment and advisory expertise, enhancing our holistic approach to real estate development and management.
Underwriting Expertise
Extensive experience underwriting and structuring ground-up multifamily developments across multiple markets.
Capital Formation & Investor Relations
Leadership in capital formation and investor relations supporting private investors, family offices, and small institutional allocators.
Due Diligence & Financial Modeling
Background in entitlements, due diligence coordination, and financial modeling for housing and mixed-use assets.
Asset Management Operations
Operational experience in asset management, including budgeting, reporting oversight, and long-term capital planning.
Institutional Governance & Reporting
Proven ability to design and manage investment vehicles with institutional-grade governance, transparency, and reporting standards.
Inclusive Housing Initiatives
MBE/DEI-aligned positioning that expands access to public-backed and impact-oriented housing opportunities where appropriate.
These integrated capabilities provide a fortified framework for disciplined investment, rigorous oversight, and strategic development within the unified Presidio Horizon entity.
Pipeline Positioning (High-Level Only)
De-risked pipeline: repeat geos, repeat plans, repeat teams.
Presidio Horizon maintains a robust pipeline of potential opportunities, consistent with our proven development approach and market focus, currently under active evaluation.
Consistent Opportunity Profile
Opportunities align with recent market-rate multifamily developments, ensuring consistency in scale and character with our established track record.
Strategic Geographic Review
Multiple sites across Illinois, Indiana, Wisconsin, Colorado, and Utah are undergoing thorough feasibility review and underwriting processes.
Defined Project Sizing
Typical projects in the pipeline range from 150 to 220 units, with total development costs estimated between $35 million and $50 million.
Diverse Product Mix
Evaluations encompass mid-rise multifamily, attached townhome rentals, and horizontal build-to-rent neighborhoods.
Established Pipeline Visibility
Deal flow is generated through long-standing regional relationships, municipal familiarity, and Horizon’s existing construction footprint.
This disciplined approach ensures a continuous, high-quality pipeline, reflecting real activity without premature commitment to specific outcomes.
Case Study — Representative Example
From entitlement to exit: budget, change orders, timeline, lease-up curve.
Documented case from Presidio Horizon’s track record, covering acquisition, build, lease-up, and stabilization milestones. Results are actual. Not an offer. Past performance is not predictive.
Project Profile:
- 180-unit Class A multifamily community
- Total development cost: approximately $42 million
- Located in a typical Midwestern growth submarket
- Mid-rise, amenitized, professionally managed rental housing
Site Identification & Feasibility
Presidio Horizon evaluates zoning, infrastructure, market demand, and initial budgeting, integrating construction realities with investment criteria.
Underwriting & Due Diligence
Comprehensive financial modeling, risk review, environmental checks, and entitlement assessment ensure assumptions align with real-world conditions.
SPV Formation & Financing
The project is established within its own single-purpose entity, securing non-recourse construction financing to isolate project liability.
Construction Management
Horizon leads all construction aspects, including scheduling, procurement, and site operations, with regular reporting and cost monitoring.
Lease-Up & Stabilization
Property management oversees leasing, resident onboarding, and ongoing operations, while asset management handles budgeting, compliance, and long-term planning.
This structured workflow is purely a representative example to demonstrate process, not performance, mirroring the types of projects Presidio Horizon has managed historically.
Platform Structure — Protecting Investor Capital
Segregated SPVs, audited controls, priority cash waterfalls.
This structure is designed to isolate project-level liabilities and maintain discipline across the portfolio, representing best practices in institutional real estate development.
Presidio Horizon Fund I
Collects LP capital and allocates equity to approved projects, governed by a formal investment committee with defined criteria and oversight. Centralized reporting, risk review, and underwriting discipline are maintained at this level.
Single-Purpose Project SPVs
Each development is placed into its own dedicated Single-Purpose Entity (SPV). This ensures no cross-collateralization between projects, providing legal and financial isolation so that issues in one project do not affect others.
Non-Recourse Construction Financing
Construction loans are obtained on a non-recourse basis, limiting lender recourse to the SPV’s assets. This further separates project-level risk from investor capital and the broader platform, reinforcing structural safeguards.
This structured framework exemplifies how Presidio Horizon organizes its capital and manages risk at each stage of the development process.
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Governance & Investment Committee
Discipline by design: mandate, quorum, and voting rules.
Presidio Horizon maintains a structured, institutional governance model to ensure disciplined approvals, oversight, and accountability throughout the development lifecycle.
Investment Committee Structure
A formal committee reviews and approves all capital allocations. It includes representation from development, construction, and investment management for balanced perspectives, evaluating feasibility and risk before project initiation.
Decision-Making Framework
Projects advance only upon meeting defined underwriting criteria and risk benchmarks. IC review covers market analysis, cost validation, and contingency adequacy, basing decisions on documented analysis, not discretionary judgment.
Ongoing Oversight & Reporting
Regular project monitoring ensures cost tracking, schedule updates, and operational reporting during construction and lease-up. Centralized, transparent reporting to LPs aligns with institutional real estate investment norms.
This framework emphasizes process, discipline, and accountability, applying institutional decision-making grounded in practical experience.
Alignment of Interests
Co-invest alongside LPs. Same terms, same risk.
Presidio Horizon’s structure promotes disciplined execution and thoughtful stewardship of investor capital by naturally aligning incentives.
GP Co-Investment
Presidio Horizon commits capital alongside LPs on each project, creating shared economic exposure and reinforcing disciplined underwriting.
Integrated Execution = Integrated Accountability
Because development, construction, property management, and asset oversight all operate within one platform, responsibility for outcomes is consolidated rather than fragmented across outside vendors.
Performance-Based Incentives
Presidio Horizon’s upside is tied to overall project performance, aligning the team with long-term asset outcomes rather than short-term construction activity.
Minimum Investor Commitment
Minimum LP investment begins at $1 million, designed for qualified, long-term partners who understand institutional real estate fundamentals.
We participate alongside our investors and manage every phase of the project within one accountable platform.
Fund I Overview (High-Level Summary)
One playbook, repeatable deals, LP-first economics.
Fund Objective
Develop institutional-quality housing across targeted Midwestern and Mountain West markets through a vertically integrated platform.
Focus on disciplined, repeatable execution of market-rate multifamily, townhome rental communities, and suburban build-to-rent housing.
Target Raise
Fund I intends to raise capital in the range of approximately $20–$50 million, depending on final investor commitments and pacing.
Designed for a limited number of qualified LPs capable of making $1 million or larger commitments.
Deployment Strategy
Expected project sizes: approximately $35–$50 million per development.
Anticipated portfolio: multiple developments consistent with historical project scale and product type.
Deployment pacing driven by project readiness, underwriting criteria, and market conditions.
Capital Structure
Each project financed through a dedicated SPV with non-recourse construction debt.
No cross-collateralization between projects.
Centralized oversight and reporting through the Presidio Horizon platform.
Co-Investment Opportunities
LP co-investment rights may be made available for select projects, subject to fund discretion and availability.
Additional detail provided in the data room and offering documents.
Why Now
Undersupply + steady absorption = window for programmatic wins.
Stabilization of Construction Inputs
Material pricing and labor availability have normalized, enabling more accurate budgeting and scheduling. Supply chain constraints have eased, reducing volatility in procurement timelines.
Attractive Entry Basis in Target Markets
Land pricing across key Midwestern and Mountain West submarkets remains comparatively accessible. These markets continue to demonstrate steady absorption and consistent rental demand.
Persistent Undersupply of Rental Housing
Household formation and migration trends continue to outpace new deliveries in many of our target regions. This imbalance supports the need for additional quality housing stock.
Favorable Environment for Disciplined Development
Integrated construction platforms are well-positioned to manage costs and mitigate execution risk. The market rewards predictability and operational discipline.
Summary — Why Presidio Horizon
Fewer variables, faster turns—process over heroics.
Presidio Horizon offers a compelling investment opportunity grounded in structural advantages and disciplined execution, rather than aspirational claims.
Integrated Execution Platform
Development, construction, property management, and investment oversight operate within one unified structure, reducing coordination failures and increasing accountability.
Proven Track Record
A 40-year history of delivering thousands of units and managing large-scale development and construction projects across multiple states.
Disciplined Strategy & Repeatable Product
Focus on market-rate multifamily, townhome rental communities, and suburban BTR housing — product types the platform has experience executing.
Structured Governance & Oversight
Formal investment committee, defined underwriting criteria, and institutional reporting practices help maintain consistency and transparency.
Strong Market Positioning
Targeted markets benefit from stable fundamentals, ongoing rental demand, and accessible development cost bases across the Midwest and Mountain West.
Our value lies in operational integration, deep experience, and a disciplined process — qualities essential for sophisticated institutional investment.
Next Steps for Investors
Verify the numbers, meet the team, reserve your allocation.
For qualified investors interested in Presidio Horizon Fund I, we outline a clear process to explore the opportunity further.
Introductory Discussion
Schedule a conversation with the Presidio Horizon team to review the platform, strategy, and areas of investor focus. This ensures alignment on investment objectives and overall fit.
Access to Data Room
Qualified investors receive access to our secure data room, which includes offering documents, governance materials, and additional information regarding fund mechanics.
Soft-Circle Commitments
Investors may indicate preliminary interest, which informs pacing and planning for the fund’s first close. These are non-binding expressions used for allocation and timing visibility.
Formal Subscription & First Close Process
Investors complete subscription documents during the formal offering period. Capital is accepted following verification of qualification requirements and final documentation.
This structured pathway allows for a thorough understanding of the investment opportunity in a professional and clear manner.
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Thank You / Contact Information
Presidio Horizon
A Vertically Integrated Development & Construction Platform
We welcome the opportunity to discuss Presidio Horizon Fund I with qualified investors.
Disclosures & Important Information
Important Disclosure
Investing in an Offering is speculative and involves significant risk, including the possible loss of your entire investment. This material does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any securities will be offered only pursuant to a confidential Private Placement Memorandum (“PPM”) relating to a specific offering, together with the applicable limited partnership or limited liability company operating agreement, subscription agreement, and other definitive documents (collectively, the “Operative Documents”). You must review the current PPM and Operative Documents in their entirety in order to fully understand all risks, potential conflicts of interest, fees and expenses, and other terms of the applicable offering.
Investing in an Offering is speculative and involves significant risk, including the possible loss of your entire investment. This material does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any securities will be offered only pursuant to a confidential Private Placement Memorandum (“PPM”) relating to a specific offering, together with the applicable limited partnership or limited liability company operating agreement, subscription agreement, and other definitive documents (collectively, the “Operative Documents”). You must review the current PPM and Operative Documents in their entirety in order to fully understand all risks, potential conflicts of interest, fees and expenses, and other terms of the applicable offering.
No assurance can be given that the investment objectives of any offering will be achieved. Real estate development and lease-up projects involve substantial risks, including but not limited to construction risk, entitlement and permitting risk, financing risk, cost overruns, delays, changes in supply and demand conditions, tenant absorption risk, refinancing and interest rate risk, market volatility, and general economic conditions. Project-level outcomes are uncertain and may differ materially from expectations.
This material does not take into account the particular investment objectives, financial situation, or needs of any specific investor. An investment in any offering is suitable only for investors who understand and can bear the economic risks of the investment, including the risk of illiquidity and the potential for a complete loss of capital. No representation is made that any offering will achieve its investment objectives or that investors will receive any return of capital. Past performance, if any, is no guarantee of future results.
Prospective investors should conduct their own independent investigation of the information contained in this material and the Operative Documents. Each prospective investor is urged to consult with its own legal counsel, tax advisors, and other professional advisors regarding the legal, tax, financial, and related consequences of an investment. Potential tax benefits, to the extent available, depend on individual circumstances and are subject to change based on future legislation or regulatory interpretation.
Neither the U.S. Securities and Exchange Commission (“SEC”) nor any state or federal securities regulator has approved, disapproved, or endorsed the merits of any securities offered, or passed upon the accuracy or adequacy of the PPM or Operative Documents. Any representation to the contrary is unlawful.
Securities will be offered in reliance on an exemption from registration under the Securities Act of 1933, as amended, and applicable state securities laws. Such securities are subject to restrictions on transferability and resale and may not be transferred or resold except as permitted under the Securities Act and applicable state laws pursuant to registration or exemption therefrom. Investors should be prepared to bear the financial risks of an illiquid investment for an indefinite period.
The Manager and its affiliates may face conflicts of interest, including allocation of investment opportunities, receipt of fees and compensation, related-party transactions, and decisions made in the Manager’s discretion. These conflicts are described in the PPM and must be carefully reviewed prior to making an investment decision.
The fund may rely on exclusions from the definition of “investment company” under the Investment Company Act of 1940, including Section 3(c)(1) or Section 3(c)(7), and therefore investors will not be afforded the protections of that Act. If applicable, the Manager may be exempt from registration as an investment adviser under the Investment Advisers Act of 1940. Accordingly, investors should not assume that they will receive the regulatory protections applicable to registered investment advisers or registered investment companies.
All statements contained herein that are not historical facts, including statements regarding future events or performance, are forward-looking statements. Forward-looking statements are inherently uncertain, are based on current assumptions and expectations, and involve risks and uncertainties that may cause actual results to differ materially. No assurance can be given that such statements will prove to be accurate. You should not place undue reliance on forward-looking statements.
All information contained herein is qualified in its entirety by the terms, conditions, and risk factors set forth in the current PPM and Operative Documents, which control in the event of any inconsistency. This material may not be altered, revised, or modified without the prior written consent of the Manager.