Grand Impact & Investment Fund
Deploying Capital with Purpose & Precision
Grand Hybrid RE/PE Capital Fund, offering institutional-quality real estate and private equity investments with transparent reporting and institutional-grade oversight.
Hybrid Real Estate / Private Equity Fund
10% preferred return • Institutional oversight • Transparent reporting
Distribution Waterfall
European-style waterfall structure — LP-first returns with fund-level carried interest
LPs recover full capital + preferred return before GP receives carried interest
Return of Capital
Until all capital contributions returned
Preferred Return
10% cumulative annual return
GP Catch-Up
Until GP receives 2% of Net Profits
First Hurdle (20% IRR)
Until 20% net IRR achieved
Outperformance
Beyond 20% net IRR
Fee Structure
1.00% annual fee on committed capital during Investment Period, then on invested capital thereafter
Promote structure ensures GP alignment with LP returns through waterfall tiers
Institutional-Grade Governance
Regulatory Framework
Securities Compliance
- Rule 506(c) of Regulation D exemption
- Section 3(c)(5) Investment Company Act
- Verified accredited investor requirements
Reporting & Transparency
- Quarterly investor reports
- Annual audited financial statements
- Schedule K-1 tax documents
Key Fund Terms
New England Sports Village
Confidential Investment Memorandum • Accredited & Qualified Investors Only
IMPORTANT NOTICE
This investment opportunity is presented as a deal-level operating real estate investment suitable for inclusion within a diversified real-asset and operating-business portfolio, consistent with a Regulation D (Rule 506(c)) offering framework and a fund-level preferred return and waterfall structure. This memorandum is a summary only and must be read in conjunction with the applicable Private Placement Memorandum (PPM), Limited Partnership Agreement (LPA), and Subscription Documents.
Executive Summary
Investment Name
New England Sports Village ("NESV")
Asset Type
Destination-Scale Sports, Recreation & Hospitality Campus
Location
Attleboro, Massachusetts • Exit 3, I-95
35 miles south of Boston, 10 miles north of Providence
Purchase Price
$22,000,000
Unlevered (no existing debt)
Transaction Overview
Ice arena fully operational and generating revenue. In-place cash flow with multiple fully entitled expansion phases. Immediate operating income, clean balance sheet, and phased growth platform across uniquely large, fully entitled campus.
Project Scale & Campus
~139
Total Campus Acres
436,000+
SF at Full Build-Out
114,000+
Daily Vehicle Traffic (I-95)
Operating at Acquisition
Ice Arena (108,000 SF)
Two full NHL-size rinks plus studio/training rink
Anchor tenants and internal programming in place
Food & beverage, retail (restaurant, café, pro shop)
Entitled / Planned Expansion
Investment Thesis
Acquire a high-visibility, operating destination sports asset at a compelling basis, benefit from in-place cash flow, and execute a phased expansion strategy across multiple complementary asset classes (sports, hospitality, education, and events). The result is a diversified, institutional-quality operating platform with strong downside protection and multiple monetization paths.
Stabilized Revenue Profile (Year 4-5)
Sports & Campus Operations
Hotel Component – Fairfield Inn & Suites
150-room Marriott-branded • Integrated campus • Purpose-built for tournaments
Total Campus Performance
Stabilized Revenue
Stabilized NOI
Return Profile (Project-Level, Unlevered)
Exit Cap Rate
7.25% – 8.00%
Implied Stabilized Value
$85M – $123M
Target Hold Period
7–10 Years
Unlevered IRR
~16% – 20%
MOIC
~2.1x – 2.6x
* Investor returns are realized at the fund level, net of fees, expenses, and carried interest, pursuant to the PPM and LPA.
Key Investment Highlights
Operating asset with immediate cash flow at acquisition
No in-place debt and clean capitalization
Destination-scale, multi-sport campus with diversified revenues
Integrated hospitality component materially enhances NOI and exit liquidity
Exceptional highway visibility and regional access
Significant embedded land value and phased expansion optionality
Strong municipal and regulatory alignment
Fully entitled for recreational, hospitality, educational, and medical uses
Risks & Mitigants
Key Risks
- Timing of later-phase development
- Tournament demand cyclicality
- Multi-facility operating complexity
Mitigants
- In-place cash flow from operating ice arena
- Phased development approach reduces capital at risk
- Diversified sports and hospitality revenue mix
- Excess land provides downside protection
Investment Conclusion
With a $22MM unlevered acquisition, an operating ice arena, a Marriott-branded 150-room hotel, and fully entitled expansion across a large, high-visibility campus, New England Sports Village represents a rare institutional-quality destination sports and hospitality investment.
The combination of immediate income, diversified revenue streams, and long-term development optionality positions NESV as a compelling real-asset-backed operating platform for institutional and family-office investors seeking durable cash flow and attractive risk-adjusted returns.
Hybrid RE/PE Strategy
Real Estate Assets
Direct property investments across residential, commercial, and industrial sectors with value-add and opportunistic strategies.
- Multi-family acquisitions
- Commercial repositioning
- Industrial conversions
- Ground-up development
Operating Businesses
Private equity investments in real-asset-intensive businesses with strong cash flows and operational improvement opportunities.
- Property services companies
- Construction & contracting
- Real estate technology
- Workforce development
Platform Advantage
Grand Enterprises' integrated platform provides proprietary deal flow, operational expertise, and value creation capabilities unavailable to traditional funds.
Frequently Asked Questions
Regulation D 506(c) • Accredited Investors Only • Section 3(c)(5)
1. Do you have other interests? How focused are you on this fund?
"Yes, I have other business interests, but this fund is my primary platform. My personal time, capital allocation, and decision-making are concentrated here. The surrounding businesses are either feeders to the fund or fully delegated, and they exist to strengthen deal sourcing, execution, and risk management—not distract from it."
Key Point:
This fund is not a side project. It is the central vehicle through which long-term value is being built.
2. Do you have your own money in the fund?
"Yes. I have a significant portion of my personal net worth invested in the fund. My capital sits alongside yours, under the same terms, and I am paid only after limited partners receive their capital back and the preferred return."
Key Point:
Interests are fully aligned. The GP wins only when investors win.
3. What are the mechanics of the fund?
"The fund is structured as an accredited-investor-only real estate fund offered under Regulation D Rule 506(c), relying on the Section 3(c)(5) exemption as a real-asset vehicle."
Offering Structure
Rule 506(c) — accredited investors only, verified status, general solicitation permitted
Investment Company Act Exemption
Section 3(c)(5), requiring the fund to remain primarily invested in real estate and real-estate-related assets
Capital & Lock-Up
Closed-end fund with a defined investment period. Capital is committed and deployed over time. Liquidity is driven by asset sales and distributions, not redemptions.
Waterfall Structure (European-Style)
Carried interest applied at the fund level, not deal-by-deal. GP receives carry only after LPs recover capital + preferred return.
- Return of capital to LPs
- 10% preferred return to LPs
- 2% GP catch-up (capped, based on net profits)
- 80% LP / 20% GP until a 20% net IRR is achieved
- 50% LP / 50% GP thereafter
Fees
1% management fee with a step-down after the investment period
Distributions
Made at the fund level from operating cash flow and asset exits
Reporting & Oversight
Quarterly reporting, capital account statements, annual tax documents, third-party administration, and legal oversight
4. Can you provide referrals and discuss your track record?
"Yes. I can provide introductions to investors and partners who have invested alongside me and can speak to execution, transparency, and communication."
Track Record (High-Level)
"One of our strongest prior transactions involved acquiring a real estate asset below intrinsic value, stabilizing operations, improving cash flow, and exiting at an attractive multiple. The return was driven by disciplined underwriting, basis control, operational execution, and conservative leverage."
Key Point:
Performance is driven by process and discipline, not speculation.
5. Who are your competitors, and what makes you different?
"We compete with traditional real estate syndicators and larger institutional funds, but our structure sits between those models."
| Category | Traditional Syndicator | Large Institutional Fund | Our Fund |
|---|---|---|---|
| Investor Base | Retail / semi-accredited | Institutional only | Accredited / family office |
| Fees | Often fee-heavy | Sponsor-friendly early | LP-first, performance-based |
| Waterfall | Flat promote | Complex, GP-leaning | 10% pref → 20% IRR → 50/50 |
| GP Capital | Minimal | Limited | Meaningful personal capital |
| Speed & Flexibility | Moderate | Slow | Agile and disciplined |
Key Differentiator:
"We prioritize investor protection first and participate meaningfully only after strong performance is achieved."
6. What happens if you die or become incapacitated?
"The fund includes a formal key-man provision. In the event of my death or permanent incapacity, new investments cease, and the fund enters an orderly liquidation or transition process. Legal counsel and third-party administrators step in to ensure investor interests are protected."
Key Point:
Continuity and capital protection are contractually defined.
Closing Positioning Statement
"This fund is built to be disciplined, aligned, and scalable. My capital is invested alongside yours, incentives are performance-based, and governance and compliance are built into the structure. The goal is to create a long-term platform that sophisticated investors can confidently grow with."
Accredited Investor Access
The Grand Hybrid RE/PE Capital Fund, LP is available exclusively to verified accredited investors. Minimum commitment: $250,000 (individual) or $1,000,000 (entity).