By: Travis Watts, Director of Investor Development

Momentum You Can Measure 

In today’s multifamily landscape, retention isn’t just a metric—it’s about returns. At Ashcroft Capital, we view resident satisfaction as a powerful lever for operational stability and long-term asset value. Halston Waterleigh offers a clear example of how strategic retention initiatives can drive performance on multiple levels—from leasing velocity to net-operating-income growth. 

Over the past 30 days alone, 31 new residents have moved into Halston Waterleigh—at rents $50 above the existing rent roll. Simultaneously, we implemented a $25–$100 rent increase property-wide. The result? Accelerated leasing activity and stronger pricing power, underscoring both resident demand and our team’s execution strength. [Data as of May 19, 2025.] 

Retention as Revenue Strategy 

Since acquiring the asset, lease renewal rates have climbed from ~45% to nearly 60%. Every retained resident represents reduced turnover cost, steadier cash flow, and higher overall occupancy—key drivers of durable asset performance. *Data as of May 19, 2025.

 

Bilingual Teams, Local Engagement 

A core reason for Waterleigh’s strong retention trajectory is our local team. Our bilingual (Portuguese-speaking) staff has forged strong ties with the Brazilian-American population in the submarket. That cultural alignment has translated into improved engagement, higher satisfaction, and “stickier” leases.

 

Resident Experience, Elevated 

At Halston Waterleigh, we view hospitality as infrastructure. Our team curates at least two resident events per month, supported by weekly food trucks and lifestyle-driven programming.  

Popular recent events include: 

• Painting with a Twist – a wine and art social 
• Mixology Nights 
• Monthly Yoga Sessions – co-hosted with our adjacent Birchstone property 

Events aren’t just amenities—they’re strategic tools that turn units into homes and neighbors into community. 

Efficiency at Scale: Strategic Expansion 

Ashcroft recently acquired the neighboring asset—formerly Ascend Waterleigh Club—in an institutional joint venture. This expansion unlocks meaningful operational synergies, including shared staffing, vendors, and resident amenity access. These efficiencies translate into enhanced margins and greater net-operating-income potential across both properties. 

Security & Confidence Through Presence 

Our Courtesy Officer Program, featuring an on-site sheriff, adds another layer of value. In exchange for a housing discount, the officer assists with: 

• On-call security checks 
• Pool lock-up and common area monitoring 
• Attendance at resident events 

It’s a low-cost, high-impact program that improves safety perceptions and strengthens community trust.

 

Innovative Leasing & Communication 

Birchstone’s high-touch management model supports our communities with: 

• Automated renewal nudges and resident surveys 
• Price-drop alerts and availability campaigns 
• Onsite check-ins and retention-focused communication 

By streamlining the resident lifecycle, we not only enhance satisfaction—we preempt turnover. 

Value Creation by the Numbers 

Halston Waterleigh was acquired at a 5.5% cap rate, while the surrounding submarket now trades at ~4.8%. This spread creates a clear valuation lift for our investors—made more durable by rising retention and organic income growth. 

And the upside potential doesn’t stop there. We estimate $75–$100 in additional rent lifts are still in play across the portfolio. That equates to approximately $30,000 in monthly incremental income—a pipeline of growth already in motion. 

The Takeaway for Investors 

Resident retention is more than an operational metric. At Ashcroft, we invest in teams, technology, and strategies that increase the lifetime value of each lease. Halston Waterleigh is proof that a thoughtful, localized retention strategy can generate both community loyalty and measurable investor upside. 

Want the visual story? [Watch the Property Video]  

This offering is currently open to accredited investors [Learn More]  

 

Disclaimer: The offering referenced herein is available only to verified Accredited Investors under The Securities Act of 1933, Regulation D, Rule 506(c). 

There is no assurance an investment will achieve the projected returns or that investors will receive a return of capital or a return on investment in the projected timeframe or at all. Projections are based on assumptions Ashcroft believes reasonable based on its past experience with similar investments. Past performance is no guarantee of future results, which may vary widely due to circumstances beyond Ashcroft’s control. 

This information was derived from sources Ashcroft deems reliable. However, Ashcroft cannot provide assurances as to whether the information provided by these other sources is accurate, current or complete. 

By: Travis Watts, Director of Investor Development

Don’t Count Out a Class A Property 

There’s something I’ve been wanting to announce for a while. As an avid Limited Partner investor in the multifamily apartment space, I want to let you in on a rare opportunity happening right now.  

To start, I’d like to address a common misconception that value-add business plans only apply to older, outdated properties. In past years, this was often the case as the term “value-add” was used to describe older Class B or C properties in need of updates and unit renovations. Once the property and units get updated, rents are increased accordingly.   

Higher Risk, Higher Reward – Is This Always The Case? 

There is often higher risk associated with investing in an older Class B property compared to a newly built Class A property. A few notable risks include, but are not limited to: 

• Risk of renovation – when turning hundreds of units, complications often arise.  
• Risk of inflation – materials and labor increasing beyond budget or unexpectedly. 
• Risk of delays – supply chain disruptions, contractor or permitting delays. 
• Risk of age – Older properties often require more maintenance and upkeep. 

Imagine Buying New, Avoiding Renovations, And Still Getting Rent Premiums! 

Introducing Braxton Waterleigh – our latest acquisition. This Class A property, built in 2021 and located in Orlando, FL, offers high-end finishes and best-in-class amenities. Despite its premium Class A status, Braxton Waterleigh is a rare type of value-add opportunity. This unique blend makes it an investor’s dream, and it’s why I’m so excited about this deal. 

Upside Without the Headache – Introducing Mark-to-Market Value-Add Approach  

Adjusting the rents to align with the current market rates is referred to as ‘mark-to-market’*, and Braxton presents a unique opportunity regarding this uncaptured upside potential.  

Over the past 12 months, three new apartment communities were delivered in the nearby area. During the lease up phase of these communities, rents remained fairly flat and concessions were offered to entice new residents. As these properties are now getting close to reaching stabilized occupancy, rents are starting to increase, and concessions are being reduced.  

Regarding Braxton Waterleigh, the mark-to-market rent premiums have yet to have been captured. This allows us to acquire the property below replacement cost due to the previous softness in the area and capture current market rents as these properties stabilize. This is a multi-million-dollar benefit as unit renovations are not required for the rents to increase roughly $100 per month across 354 units.  

Maximizing Value with Ease 

And that’s the beauty of it all. We can add value to the deal without the challenges associated with the typical renovation process. To fully understand what an amazing value proposition this is, it’s important to know how commercial real estate valuations are calculated.  

Class A Property Example 

If the mark-to-market rent upside results in collecting an additional $100 per month per unit, that would increase the net operating income by $424,800 a year. As a result, the property’s value would increase by approximately $7.7 million dollars without the need to take on the added risk of renovation. 

Class B Property Example 

With a typical Class B value-add business plan requiring a full renovation scope, operators would have the following hurdles to overcome: 

• ≈ $3,540,000 needed to renovate 354 units, assuming a $10,000 per unit budget. 
• In addition to upgrading units, further renovations would likely be required on the property such as updating the clubhouse, amenities, landscaping, and any deferred maintenance. This could add millions more depending on the property’s needs.  
• The turnaround time for a business plan like this would likely take several years. 
• Rent increases would not occur as quickly as each unit would first need to be renovated, compared to the mark-to-market value-add strategy. 

Braxton Waterleigh is That Deal 

Braxton Waterleigh represents a rare opportunity for value-add investors. Offering the combination of Class A luxury and upside potential, but without the usual renovation risks with older Class B or C properties.  

I invite you to book a call with a member of our Investor Relations Team to learn more. Additionally, you can view the investment overview by visiting our Current Offerings page.  

*The information presented is for illustrative purposes only and are not necessarily indicative of potential investment results, nor does not constitute an exhaustive explanation of the investment process, investment strategies or risk management. 

 

 

travis@ashcroftcapital.com

By: Travis Watts, Director of Investor Development

Braxton Waterleigh: Where Luxury Living Meets Opportunity 

Ashcroft Capital presents a unique investment opportunity that combines luxury living with strategic market positioning. Located in one of the top three fastest growing master-planned communities in the country, Braxton Waterleigh is a premier 354-unit luxury asset located in Winter Garden, Florida, a submarket of Orlando.

Built in 2021 by Fortune 500 homebuilder D.R. Horton, this property offers a unique blend of elegance, community appeal, and investment potential. Braxton Waterleigh stands as a prime example of a Class A property, featuring high-end amenities, open floor plans, and spacious 9ft ceilings.

The property’s vicinity boasts a 72% white-collar workforce, with average incomes around $90,000 within a one-mile radius, and $115,000 among property residents. This affluent demographic, along with access to A-rated schools and a rapidly expanding job sector, makes Braxton Waterleigh highly attractive to investors. 

 

Market Analysis: Orlando’s Diverse Economy Fuels Apartment Demand  

Orlando is known globally for its tourism industry. It is home to Walt Disney World and Universal Orlando, which support over 100,000 jobs and attract more than 75 million tourists every year. Beyond tourism, Orlando’s robust economy includes thriving sectors such as healthcare, aviation and defense, aerospace, financial services, and advanced manufacturing. These diverse industries drive strong job growth and high salaries, fueling apartment demand.  

 

Submarket Analysis:  Horizon West’s Master-Planned Oasis 

Braxton Waterleigh is nestled in Horizon West, a master-planned community that has seen population growth of 130% since 2010. Horizon West is not just another suburban development; it is a dynamic community spanning over 22,000 acres (about the area of Manhattan) designed for family, entertainment, luxury, employment, and convenience.  

The community is designed to support the growing population, as residents enjoy easy access to major roads, a variety of retail and entertainment options, and access to newly constructed A-rated schools located in the #2 ranked school district in Orange County. The area is also home to significant developments like the Hamlin Town Center and Flamingo Crossings Town Center, which enhance the community’s convenience and appeal.  

 

Mark-to-Market Opportunity 

Over the past few years, three new apartment communities have been delivered in the immediate area surrounding Braxton Waterleigh. During the lease-up phase of these communities, rents remained flat as concessions were offered to new residents in order to help stabilize the properties. These properties are now achieving high occupancy levels, and rents are beginning to increase in the market accordingly. 

Given the current owners’ need to sell due to their maturing debt, coupled with below-market rents, Ashcroft is acquiring Braxton Waterleigh at a nearly 23% discount. Furthermore, completions in Orlando are expected to fall by 57% in 2026 which is projected to increase the demand for Class-A apartments, including Braxton Waterleigh. 

 

Braxton Waterleigh Property Features and Amenities 

Braxton Waterleigh offers a variety of best-in-class amenities that boost its appeal to potential residents. These include a heated saltwater pool, first-class fitness center, car wash station, BBQ grilling areas, a dog park, parcel lockers, sand volleyball court, business center, premium lounge areas, and units that offer oversized floor plans. This combination of high-end amenities and well-designed living spaces positions Braxton Waterleigh as a premier residential option in the area. 

 

Strategic Acquisition and Market Positioning 

The acquisition of Braxton Waterleigh is strategically timed to take advantage of current market conditions. The property is being purchased at a ~10% discount to replacement cost and at a cap rate of 5.5%, which is more competitive compared to recent transactions and comps in the area. Current market dynamics and a pre-existing relationship with the seller have created an off-market opportunity for Ashcroft Capital to acquire this asset with favorable terms. 

 

The Business Plan at Braxton Waterleigh 

Though the property currently offers luxury finishes and a best-in-class amenity package, we will continue to further enhance the common areas and amenities to elevate the overall appeal of the property. Along with rebranding to Ashcroft Capital’s “Halston” brand, the business plan for Braxton Waterleigh includes several strategic initiatives to enhance the property: 

• Enhanced Unit Interiors: Implementing tech packages that provide smart locks, smart thermostats, smart lights, and leak detection systems, and replacing carpet in living areas on the 2nd and 3rd floors with upgraded faux wood flooring. 

• Exterior and Common Area Improvements: Elevating amenities and the common areas, addressing minor deferred maintenance, and improving curb appeal and signage. 

• Operational Improvements: Tightening operations and improving resident retention. Adjusting rents to market level and reducing concessions and bad debt on the property. 

These projects will be overseen by Birchstone Residential and Birchstone Construction, Ashcroft Capital’s in-house property management and construction team, to ensure a seamless and effective implementation. 

 

Financial Structuring for Investors 

To mitigate risk, Ashcroft Capital will secure a 5-year fixed-rate agency loan with an LTV of approximately 65-70%. This loan is anticipated to include 5 years of interest-only payments at an all-in interest rate of approximately 5.55%. This strategic debt structuring aligns with the property’s anticipated hold period and reduces the risk of interest rate fluctuations throughout the hold period. 

 

Looking Ahead: The Exit Strategy  

Ashcroft Capital plans to seek a disposition of Braxton Waterleigh in approximately five years.  The goal is to capitalize on the property’s enhanced value resulting from the successful implementation of the business plan, market appreciation, and stabilized rental income.  

 

Join the Journey: Braxton Waterleigh Offers Strategic Advantage  

As Orlando continues to grow and diversify, Braxton Waterleigh is poised to capitalize on current and upcoming trends, as a strategic acquisition by Ashcroft Capital. 

The property offers investors a strong resident appeal, mark-to-market upside potential, and strategic positioning within one of the nation’s fastest-growing communities in the United States. Investing in Braxton Waterleigh is not just about owning a piece of luxury real estate; it is about joining a dynamic community of investors alongside a best-in-class operator to enhance the lives of residents and support the ever-growing demand for rental housing in Central Florida.   

To learn more, please visit www.investbraxton.com or schedule a call with our Investor Relations Team today.   

 

travis@ashcroftcapital.com

The spotlight is currently on the transformations at the Ashcroft Value-Add Fund III’s (AVAF3) Florida properties, Halston Lakeside and Elliot Cocoplum. 

Halston Lakeside’s Journey from Acquisition to Stabilization 

Nestled in picturesque Sarasota, Halston Lakeside is a testament to dedication and growth. The occupancy of this property is at around 87%. The current goal is to reach 90% occupancy by the first week of February. This would reach the goal of stabilizing this asset by the end of February. It’s not uncommon to see higher than expected turnover on properties that we’ve just acquired due to new ownership and property management. Renovations are being completed on site and the rents are starting to rise. 

Revitalizing Community Living 

On the construction front, the exterior renovation scope is already about 90% completed. This includes things like the dog park, tennis courts, and pickleball courts. The entire property is also being repaved, with 60% of the project completed. The leasing office has gone through several rounds of design and is finally at the approval stage with renovations expected to begin in the coming weeks.  

Interior unit renovations are being well-received by prospective renters and new residents on the property. To date, 49 units have been renovated to a high-end scope as seen below, setting a new standard for comfort and style.  

Elliot Cocoplum’s Strategic Push 

Switching gears to Elliot Cocoplum, located in Coconut Creek, a submarket of Fort Lauderdale. The trending occupancy for this property is at 91%. Over the next two weeks, we anticipate moving closer to 94% occupied. Similar to Halston Lakeside, Ashcroft Capital and Birchstone Residential continue to work together through this periodic time of lower occupancy and delinquency management. The goal, as always, is to stabilize these properties as soon as possible. 

Navigating Renovation Hurdles 

Unfortunately, the city of Coconut Creek has requested that we use a different roofing material than the one that was originally selected and budgeted for. With the help of land use attorneys, different material types are being evaluated to determine the best path forward. To offset any potential renovation cost increases, other exterior renovation projects across the board are being reviewed to identify where we can reduce costs or reallocate funds. 

Until a new roofing material has been chosen and approved, other exterior projects such as the clubhouse will be put on hold. The design of the clubhouse has been finalized and received approval, ensuring its readiness for immediate launch once the projects resume. We anticipate getting started in the coming weeks, once a new budget for the roof material and costs has been finalized.  

Similar to Halston Lakeside, the interior unit renovations are being well received by the market. A total of 35 units have been renovated on this property within the proposed budget set in the renovation scope. 

Maximize Your Investment Potential in Florida’s Prime Leasing Season 

Good news for both properties, Florida is entering prime leasing season. Investors should keep this in mind when evaluating investment in the AVAF3. With funding nearing completion, it is anticipated that the AVAF3 will close soon. Guarantee your spot in a meticulously structured portfolio backed by a strong, proven track record before the opportunity closes. If you’re already invested in the fund, we’re grateful for your partnership and invite you to add to your investment before we close out this fund in its entirety. Please schedule a call with our Investor Relations Team if you have any questions or would like to learn more about our current offering.   

 

Midtown 501’s Story Unfolds in Chapel Hill

Midtown 501, the Ashcroft Value-Add Fund III’s inaugural property in Chapel Hill, North Carolina, has demonstrated significant progress since its acquisition in December 2022. Managed by our in-house teams at Birchstone Residential, the property has benefitted from our unique value-add plan.

Key updates at Midtown 501

• A healthy occupancy rate of 91.1%, with ongoing efforts to boost this figure before the holiday season
• Lease renewals have seen an encouraging increase of approximately 9.43% in Q3
• Major capital expenditure projects completed, enhancing the property’s appeal and functionality

For further details on the renovations, view the Midtown 501 update video above, highlighting the latest developments at Midtown 501 and its position in one of the top 20 US markets.

As we move forward, all three deals within AVAF3 are now closed and generating cash flow, with value-add plans actively being executed.

If you would like to learn more about investing in syndications, visit https://info.ashcroftcapital.com/fund, or schedule a call with our Investor Relations Team. 

By: Evan Polaski, Investor Relations Managing Director

We are proud to announce that we have officially closed on Midtown 501. Birchstone Residential, our in-house property management company, has hit the ground running and is implementing our Value-Add business plan, beginning with rebranding the property.

Here are just a few of the highlights of our Midtown 501 property:

• The school district (Chapel Hill Carrboro County School System) that serves the property has been ranked by Niche.com as the #1 school district in North Carolina.
• The 2022 year-to-date rent growth at Midtown 501 is 12.4%, compared to a US national average of 4.7%.
• The average household income within a one-mile radius of the property is greater than $127,000 per year.

Our team recently hosted a tour of this site. Watch the video below to learn more about the property and see investors’ reactions.

With the closing of this asset, we are able to offer all investors who complete their investment before the end of the year a share in the 100% bonus depreciation, and your returns will begin on January 1. You must invest before the end of the year to take advantage of this opportunity. In 2023, the bonus depreciation rate falls to 80%. Don’t miss out on your opportunity to participate in the first distribution payout.

If this isn’t reason enough to act now, we introduced for AVAF3 our Ashcroft Investment Incentive. As a Class B investor with our new waterfall structure, you have the potential to receive a higher return on your investments. With monthly distributions based on your investment’s start date, the sooner you invest, the sooner your money will begin working for you and generating distributions.

If you are ready to take advantage of the benefits of this fund, click here. If you have further questions, please do not hesitate to contact investor relations at investorrelations@ashcroftcapital.com or myself at evan@ashcroftcapital.com.

 

By: Travis Watts, Director of Investor Development

We are excited to add Midtown 501 to our Ashcroft Value-Add Fund 3 (“AVAF3”) portfolio.

For all of Ashcroft’s acquisitions, we perform extensive due diligence on the asset. In the video below, Travis Watts shares an update on our 144-step due diligence process and the transition of ownership.

Here are just a few of the highlights we found as part of our due diligence:

• The average household income of existing residents is $90,000.
• 64 percent of the residents work in health care and education or as business professionals.
• Competitors in the marketplace also have their own value-add plans, helping put upward pressure on the market for higher rent.

Watch the full video to learn more about our first property in the fund and why you should invest now.

If you are looking to join the AVAF3, the time is now. The 100 percent bonus depreciation ends this year. Additionally, with Ashcroft’s Investment Incentive, the more you invest, the more potential upside you can receive.

Ready to start investing in the AVAF3? Simply click here.

 

Travis@ashcroftcapital.com