Approach

Our Three-Pillar
Investment Strategy

We take great pride in our track record and the trust we have built with our investors as thoughtful stewards of their capital. This success is driven by the three pillars of our investment strategy.

Downside 
Protection
Risk 
Reduction
Stability
Recession 
Resiliency
Inflation 
Protection

Pillar 1:

Specialize in Rental Housing

Pillar 2:

Invest Where People Want to Work and Live

Pillar 3:

Seek Inefficiencies Across the Market Cycle
Dynamics within the rental housing sector support long-term stability and opportunity.

Historically Recession Resilient with Stable Long-Term Returns

Rental housing provides a fundamental, non-discretionary need: shelter.

It has delivered superior risk-adjusted returns relative to other asset classes over the past 30 years with low correlation.1

Tailwinds from Extended Housing Supply Constraints

4.3 million apartment units are needed nationally by 2035, over 330 thousand annually, to compensate for demand and the shortfall in construction.2

Home Buying Has Become Less Attainable

Due to rising interest rates and prices, the cost to own and maintain a home has grown higher than renting and sits higher than the prior peak of the mid 2000s housing market boom.3

1 | Based 20 years of data ending December 31st, 2018 with returns based on data from the NCREIF Multifamily Property Index for private multifamily returns, the FTSE All Equity and NCREIF ODCE Indexes combined for real estate returns; the S&P 500, Dow Jones, and Nasdaq combined for equities returns; and the Vanguard Total Bond Market Index for bonds returns. 2 | National Multifamily Housing Council and the National Apartment Association. 3 | John Burns Real Estate Consulting.

Pillar 1:

Specialize in Rental Housing
Dynamics within the rental housing sector support long-term stability and opportunity.

Historically Recession Resilient with Stable Long-Term Returns

Rental housing provides a fundamental, non-discretionary need: shelter.

It has delivered superior risk-adjusted returns relative to other asset classes over the past 30 years with low correlation.1

Tailwinds from Extended Housing Supply Constraints

4.3 million apartment units are needed nationally by 2035, over 330 thousand annually, to compensate for demand and the shortfall in construction.2

Home Buying Has Become Less Attainable

Due to rising interest rates and prices, the cost to own and maintain a home has grown higher than renting and sits higher than the prior peak of the mid 2000s housing market boom.3

1 | Based 20 years of data ending December 31st, 2018 with returns based on data from the NCREIF Multifamily Property Index for private multifamily returns, the FTSE All Equity and NCREIF ODCE Indexes combined for real estate returns; the S&P 500, Dow Jones, and Nasdaq combined for equities returns; and the Vanguard Total Bond Market Index for bonds returns. 2 | National Multifamily Housing Council and the National Apartment Association. 3 | John Burns Real Estate Consulting.

Pillar 2:

Invest Where People Want to Work and Live

Identify Demographic Patterns

We employ data-driven analytics in an effort to identify demographic patterns that drive demand.

Pillar 3:

Seek Inefficiencies Across the Market Cycle
Croatan's broad investment capabilities create opportunities to quickly execute on dislocations.
High Active Return Portfolio Composition
Asset Life Cycle
  • Development
  • Lease Up
  • Stabilized
  • Value Add
Capital Stack
  • Direct Equity
  • Preferred Equity
  • Mezzanine Debt
  • Special Situation Debt
Renter Profile
  • Conventional
  • Affordable
Market Liquidity
  • Private Wealth
  • Institutional
Market Types
  • Urban Core
  • Suburban
  • Primary
  • Secondary
Configurations
  • Garden
  • Midrise
  • High-Rise
  • Build-to-Rent
Asset Mix
  • Physical Class A, B and C
  • Location Class A, B and C

Execution of
a Dynamic Strategy

Current Income
Preferred Equity
Value-Add/
Opportunistic
Securitization
2004
2005
2006
2007
2007
2008
2009
2009
2010
2011
2012
2013
2014
2015
2016
2017
2016
2017
2018
2019
2020
2019
2020
2021
2022
2023
2022
2023

Income Recovery and Growth

2004 - 2006

Purchased income-producing properties with depressed rents and occupancy.

  • 18.3% Gross IRR
  • 2.44x Equity Multiple
  • 6 Properties
  • 1,362 Units

Dangerous Valuation

2007 - 2008

Sat out irrational and flawed market.

  • 0 Properties

Distressed Market

2009 - 2013

Purchased assets from distressed sellers at discounted values.

  • 41.9% Gross IRR
  • 3.82x Equity Multiple
  • 6 Properties
  • 2,232 Units

Value-Add

2014 - 2016

Purchased and renovated Class B and C properties with a large rental rate discount to nearby Class A product.

  • 37.7% Gross IRR
  • 3.61x Equity Multiple
  • 8 Properties
  • 1,546 Units

Cap Rate Inefficiency

2016 - 2019

Purchased assets in the Norfolk-Virginia Beach MSA trading at a perceived historic pricing discount to other cities.

  • 39.3% Gross IRR
  • 2.80x Equity Multiple
  • 6 Properties
  • 1,930 Units

Market Peak

2019 - 2022 Q1

Took advantage of excessive prices, high liquidity, and mispricing in the capital stack.

  • 9 Properties
  • 2,254 Units

Market Dislocation

2022 Q1 - Present

Distressed opportunities are appearing as the market begins to correct.

  • 2 Properties
  • 408 Units
Past performance is not indicative of future results. Full track record detail and calculations are available upon request.

Where We See
The Market Today