Confidential Investment Offering • Indianapolis, IN
The Win Townhomes
6159 Winthrop Ave | Indianapolis, IN 46220
A 24-unit Class A townhome community in Broad Ripple. Built in 2016 with large 2BR and 3BR layouts averaging 1,247 SF, offering direct Monon Trail access and rent-to-market upside.
- 24
- Townhomes
- $4,900,000
- Purchase Price
- 16.0%
- LP IRR
- 2.25x
- LP Equity Multiple
$4,900,000
Purchase Price ($204k/unit)
$2,000,200
Total Equity Required
6.69%
Current Cap Rate
7.75%
Stabilized Cap Rate
9.5%
Avg. Cash-on-Cash
16.0%
Projected LP IRR
2.25x
LP Equity Multiple
6.0%
Preferred Return
The Opportunity
Class A townhome product in Indianapolis’ premier Broad Ripple submarket.
JLS Capital Group and CMC Capital Group are co-sponsoring the acquisition of The Win Townhomes. The investment thesis centers on preserving existing Class A quality while capturing rent-to-market upside ($2,115/mo current vs. $2,383/mo underwritten stabilized).
Location
Broad Ripple | 92 Walk Score | Direct Monon Trail Access
Asset Quality
Built 2016 | Class A Townhome Style | Low Capex Risk
Unit Mix
67% 3-Bedroom / 33% 2-Bedroom (Scarce Product)
Average Size
1,247 SF / unit | 29,920 Total Net Rentable SF
Rents & Upside
$2,115/mo current vs $2,383/mo stabilized
Hold Period
3 – 6 Years (Targeted 6-Year Hold)
Underwritten Investor Returns
Targeted LP returns: 16.0% IRR & 2.25x Equity Multiple.
Underwritten conservatively with a 6% preferred return, 80/20 LP/GP split, 3.0% annual rent growth, and a 6.50% exit cap rate.
Investment Scenario
$25,000
- Total Distributions
- $56,200
- Total Profit
- $31,200
- LP Equity Multiple
- 2.25x
- LP IRR
- 16.0%
- Preferred Return
- 6.0%
Investment Scenario
$50,000
- Total Distributions
- $112,400
- Total Profit
- $62,400
- LP Equity Multiple
- 2.25x
- LP IRR
- 16.0%
- Preferred Return
- 6.0%
Investment Scenario
$100,000
- Total Distributions
- $224,800
- Total Profit
- $124,800
- LP Equity Multiple
- 2.25x
- LP IRR
- 16.0%
- Preferred Return
- 6.0%
Project Your Returns
Model your investment in The Win Townhomes.
Drag the slider to set your investment amount. Projections are based on the underwritten LP returns: 16.0% IRR, 2.25x equity multiple, and 9.5% average cash-on-cash over a 6-year hold.
Your Investment
$50,000
Projected LP Returns
Based on a $50,000 commitment
- Total Distributions
- $112,500
- Total Profit
- $62,500
- Equity Multiple
- 2.25x
- Projected LP IRR
- 16.0%
- Avg. Annual Cash-on-Cash
- $4,750/yr
- Preferred Return (6.0%)
- $3,000/yr
Illustrative projections based on underwriting assumptions and not a guarantee of future performance. See the offering memorandum for full assumptions and risk factors.
Request the Offering MemorandumSources & Uses
Conservative capitalization & low leverage.
Capitalized with 61.5% senior debt ($3.19M at 6.50% fixed rate with 25-yr amort) and $2.00M total equity.
Uses of Capital
| Purchase Price | $4,900,000 (94.3%) |
| Closing Costs & Working Capital | $98,000 (1.9%) |
| Capital Improvements (CapEx) | $50,000 (1.0%) |
| Acquisition Fee (3.0%) | $147,000 (2.8%) |
| Total Uses | $5,195,000 (100%) |
Offering Summary
- Preferred Return6.0% annually
- GP / LP Split20% GP / 80% LP
- Asset Management Fee2.0% of Total Revenue
- Senior Loan$3,194,800 @ 6.50% Fixed
Sponsorship Team
Experienced Multifamily Operators & Co-Sponsors
Co-sponsored by JLS Capital Group and CMC Capital Group, backed by institutional underwriting discipline, engineering leadership, and decades of commercial construction experience.
JLS Capital Group
Jonathan Srabian
Founder & Managing Partner
20+ years operational leadership & program management. Senior PM at Amentum; former Senior PM at Amazon leading 6 PMs across a $3B+ fulfillment portfolio ($250M startup budget/building). Dual MBA/MS from USC, BS Electrical Engineering from Purdue, Lean Six Sigma Green Belt. Active real estate investor with hands-on experience managing rental properties, executing renovations, and flipping homes.
CMC Capital Group
Chad Cox
Founder & Principal
Nearly 20 years of real estate investing experience and 20+ years in commercial construction estimating and project management. Deep background with contractors and commercial lenders ensuring practical, conservative underwriting.
Justin Brennan • The Brennan Pohle Group
3rd-generation multifamily investor overseeing $100M+ in assets. Licensed general contractor and real estate broker with Pepperdine Finance degree and dual USD MBA/MS in Real Estate.
Open to Accredited & Non-Accredited Investors
Request the Offering Memorandum.
Participate in this 24-unit Class A townhome investment in Broad Ripple (Indianapolis, IN). Open to both accredited and non-accredited investors.