Reg D · Rule 506 · Investor Overview

Stagecoach Capital
Wyndham Lakes

A 246-unit senior living community in Jacksonville, Florida — acquired below appraised value, stabilized, and cash flowing on day one.

Senior Living · Value-Add · Stabilized Day-One Cash Flow
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Stagecoach Capital Wyndham Lakes is a Regulation D private placement offering accredited investors a position in a 246-unit senior living community in Jacksonville, acquired at a meaningful discount to its $45 million as-is appraised value. The community is stabilized at 96% occupancy and cash flowing on day one — an income-producing asset from close, with a clear value-add path to a capital event.

$45MAs-Is Appraised
246Units · Lic. 261
96%Occupancy
Day 1Cash Flowing
The Opportunity

We are acquiring a 246-unit senior living community in Jacksonville for $35 million against a $45 million as-is appraisal.

The asset is running at 96% occupancy and is cash flowing on day one. For our investors, this is an entry point into a stabilized, income-producing community — with roughly $10 million of equity built in from the moment we sign.

Our value-add plan targets a conservative post-stabilization valuation of approximately $60 million, with a refinance targeted to close by Month 17 returning investor capital at the capital event.

And we charge no sponsor fees — investor returns are not diluted by asset-management, acquisition, or disposition fees.

Day-One Position
$10M

of built-in equity at signing — the spread between our $35M basis and the $45M appraised value.

NO SPONSOR FEES No acquisition · No asset management · No disposition fees

Why This Opportunity

This is a stabilized, income-producing senior living community — not a lease-up or ground-up development bet. We are stepping into a 96%-occupied asset that cash flows from the day we sign, acquired below its appraised value, which builds an equity cushion in from the start.

The case for the asset class rests on a demographic tailwind meeting a supply shortfall: the 75-plus population is among the fastest-growing cohorts in the country, while new senior-housing development has lagged demand — supporting occupancy and pricing power for well-run, well-located communities already in operation.

Our value-add plan repositions the community to drive net operating income and long-term value, with a defined path to a refinance that returns investor capital. And we charge no sponsor fees — returns are not diluted by acquisition, asset-management, or disposition fees.

Key Differentiators

Built-In Equity

Acquired below the $45M as-is appraised value, creating an equity cushion at the moment we sign rather than something to be earned later.

Day-One Cash Flow

96% occupancy and positive cash flow from close. This is an income asset immediately, not a project that must lease up before it performs.

Demographic Tailwind

The 75-plus population is among the fastest-growing U.S. cohorts, expanding the core resident base for stabilized communities like this one.

No Sponsor Fees

No acquisition, asset-management, or disposition fees. Investor returns are not diluted by sponsor compensation at those layers.

Demographic statements are directional; confirm specific figures against your market study before distribution.

Investment Structure

Two share classes, two ways to participate.

Targeted terms for the Wyndham Lakes offering. Full detail and risk factors are in the offering documents inside the data room.

Class A1
~20% Projected Annualized
  • 10% current pay, distributed quarterly
  • 10% accrued deferred preferred return
  • Exit at the capital event (refinance targeted ~Month 17)
  • Income-focused position with a defined return profile
Class A2
15% IRR Target · Infinite Post-Refi
  • 6% current pay, distributed quarterly
  • 20% equity stake during the hold
  • 15% IRR hurdle true-up at the capital event
  • No remaining basis after refinance — residual equity with effectively infinite return on remaining capital

The Property

Post-renovation renderings of the repositioned community. The full rendering set and existing property photography are available inside the data room.

Main Entry rendering
Main EntryRendering
Dining Room rendering
Dining RoomRendering
Library rendering
LibraryRendering
Welcome Desk rendering
Welcome DeskRendering
Movie & Salon rendering
Movie & SalonRendering
Activities Room rendering
Activities RoomRendering
Pond & Grounds rendering
Pond & GroundsRendering
Walkway rendering
WalkwayRendering

Illustrative post-renovation renderings of the repositioned community.

Floor Plans & Site Plan

Site layout, building plans, and representative unit floor plans for the community. Click any plan to open the full-size blueprint.

Wyndham Lakes site plan
Site PlanOverall community layout
 Wyndham Lakes building plan and unit mix
Building PlanUnit mix & care levels
 Wyndham Lakes amenity and admin building plan
Amenity & Admin BuildingDining, library, arts & more
 Wyndham Lakes unit plans — studio and one-bedroom
Unit Plans — Studio & 1-BedroomActive Adult / Independent Living
 Wyndham Lakes unit plans — one-bedroom and assisted living / memory care studio
Unit Plans — 1-Bedroom & AL/MC StudioAssisted Living / Memory Care
Accredited Investors

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Wyndham LakesStagecoach Capital

Investor Data Room

Confidential · Accredited Investors Only

Confidentiality & Non-Disclosure. The materials in this data room are confidential and proprietary to Stagecoach Capital Wyndham Lakes, LLC, and are provided solely to enable a prospective accredited investor to evaluate a potential investment. By entering, you agree to (i) hold all information in strict confidence, (ii) use it solely for evaluation purposes, and (iii) not copy, distribute, or disclose it to any third party without prior written consent. These materials do not constitute an offer to sell or a solicitation of an offer to buy any security. Any offering is made only to accredited investors pursuant to the confidential Private Placement Memorandum and related documents.
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Stagecoach Capital Wyndham Lakes

Data Room

Offering documents, financials, and project materials for qualified investors.

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Access to these materials is subject to the NDA you accepted. All documents are confidential and intended for accredited investors only. Documents open in a secure in-page viewer.
Featured · The Offering

Two ways to participate.

Same asset. Same built-in equity. You choose your return profile — steady income now, or income today plus long-term equity upside. Targeted terms below; full detail in the PPM.

~$10M built-in equity at close 96% occupied · cash flowing day one No sponsor fees Capital targeted back by ~Month 17
Class A1 · Income
~20%
Projected annualized return
  • 10% current pay, distributed quarterly — cash flow from day one
  • 10% accrued deferred preferred return
  • Principal returned at the capital event (refinance ~Month 17)
Best for: investors who want predictable, income-first returns with a defined exit.
Maximum upside
Class A2 · Income + Equity
15% IRR → then uncapped
Short-term IRR target, then residual equity after refinance
  • 6% current pay, distributed quarterly
  • 20% equity stake in the deal during the hold
  • 15% IRR true-up at the capital event
  • No remaining basis after refinance — residual equity with effectively infinite return on remaining capital
Best for: investors who want income now and long-term equity upside.

Either path: your capital is targeted to return at the ~Month 17 refinance — with a stabilized value target of ~$60M against a $35M basis, roughly $10M of equity built in from day one. Full terms and risk factors in the offering documents below.

Open Pitch Deck →
The Math

Basis today, value tomorrow.

What we pay, what it's worth now, and where the business plan takes it.

Our Basis
$35M
Negotiated purchase price
As-Is Appraised
$45M
$10M above our basis at close
Stabilized Target
~$60M
Conservative post-value-add
Document Library

Everything you need to evaluate the deal.

Grouped for review. Items marked "Coming soon" are placeholders — wire each to its Drive link at deploy.

Investment Materials

Start here — the high-level case for the opportunity.
Wyndham Lakes — Pitch DeckPDF · Offering overview
Investor Cover LetterPDF · Offering cover letter

Property Documentation

Renderings, photography, and third-party reports.
Post-Renovation RenderingsComing soon
Property PhotographyComing soon
Appraisal ReportComing soon
Rent RollComing soon

Financials

The model and operating history.
Financial Model / ProformaComing soon
Trailing 12-Month FinancialsComing soon

Offering Documents

The legal package. These documents govern the offering and supersede all marketing materials.
Private Placement MemorandumPDF · Offering document
Operating AgreementPDF · Offering document
Subscription AgreementPDF · Offering document
Promissory NoteComing soon
Wire InstructionsComing soon
Investment Structure

Share class detail.

Targeted terms for the Wyndham Lakes offering. These summaries are qualified in their entirety by the offering documents above.

Class A1
~20% Projected Annualized
  • 10% current pay, distributed quarterly
  • 10% accrued deferred preferred return
  • Exit at the capital event (refinance targeted ~Month 17)
Class A2
15% IRR Target · Infinite Post-Refi
  • 6% current pay, distributed quarterly
  • 20% equity stake during the hold
  • 15% IRR hurdle true-up at the capital event, then repositioned to 10% residual
  • No remaining basis after refinance — effectively infinite return on remaining equity
Common Questions

What investors ask first.

The community is being acquired for $35M against a $45M as-is appraised value — roughly $10M of built-in equity at signing, before any value-add work.

A refinance is targeted by approximately Month 17 as the capital event that returns investor capital. Timing is a target, not a guarantee, and depends on execution and market conditions.

There are no acquisition, asset-management, or disposition fees — investor returns are not diluted by sponsor compensation at those layers.

The asset is acquired roughly $10M below appraised value and is already stabilized at 96% occupancy with day-one cash flow. As with all real estate, the investment still carries risk, including possible loss of principal; review the risk factors in the PPM.

The Team

The team behind the deal.

Operators, builders, partners — committed to excellence in senior living.

Geoffrey Gane
Geoffrey Gane
CEO & Managing Partner
  • Serial entrepreneur with a track record of building, scaling, and successfully exiting businesses across multiple industries.
  • Leads acquisitions, capital allocation, and leadership execution, with a proven ability to transform underperforming assets into high-performing senior living communities.
  • Harvard Master of Finance graduate and member of the Harvard Alumni Entrepreneurs Association, bringing institutional investment discipline and strategic rigor to portfolio growth.
Seth Michael
Seth Michael
COO & Managing Partner
  • Award-winning senior living operator with 10+ years of experience owning and operating senior living businesses.
  • Active operator and mentor to 400+ employees, bringing frontline care expertise and organizational depth.
  • Passionate about serving the senior community while building exceptional spaces that enrich lives and enhance communities.
  • U.S. Air Force veteran with a foundation built on service, discipline, and leadership.
Michel Ketchen
Michel Ketchen
Capital Partner
  • Founder of Commonwealth Collective and a $250M+ real estate operator across eight states in less than a decade, completing 25+ full-cycle deals across multifamily and short-term rentals with a self-management model that consistently drives 12–14% NOI improvement over third-party managed assets.
  • Disciplined underwriter and operations-first investor whose philosophy centers on efficiency, solving problems others avoid, and building wealth through execution rather than hype.
Bryan Schachter
Bryan Schachter
Strategic Advisor
  • Former Chief Investment Officer of Watermark Retirement Communities.
  • Helped grow the portfolio from 7 to 70+ communities across 21+ states with over $6B in transaction volume.
  • Founder of Celly Senior Living, advising investors, developers, and operators on senior housing investments and growth.
  • Graduated magna cum laude from the University of Arizona's Eller College of Management, and serves on the board of the American Seniors Housing Association.
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