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The Waller Creek Development is an opportunity to invest in a curated asset sourced through the Cadre network that is underwritten and co-managed by our repeat, institutional sponsor Kairoi. Waller Creek Development is a ground-up development of a core urban mixed-use property comprising 686k square feet of office space, 352 luxury apartments, 251 hotel guestrooms in Austin, TX.
Irreplaceable Core Urban Mixed-Use Property
Repeat Sponsorship with Proven Track Record
Nation-Leading Demographic Trends
Austin is one of the nation’s fastest growing and strongest markets for both population and job growth, driven by its attractive quality of life at a low cost of living, and low cost of doing business. This project benefits from a prime location in the Rainey district and is directly accessible via the Butler Hike and Bike Trail, connecting the site to downtown Austin and the historic Lady Bird Lake - the epitome of the Austin lifestyle with abundant recreation opportunities.
See the investment memorandum for additional detail and sources.
The Sponsor expects to break ground in Q2 2022 with a phased delivery schedule. Expected delivery for the office, retail, and multifamily portion is Q1 2026, the hotel will be delivered Q4 2026, with final completion of the project shortly after. The Sponsor underwrites the Asset achieving full stabilization for all portions between Q3 2027 and Q4 2028. 2
Kairoi Residential and Lincoln Property Company, collectively the (“Sponsor”), have formed a partnership to serve as the general partner for the development of Waller Creek Development, a fully-entitled, worldclass, mixed-use asset located in the booming Rainey District in downtown Austin, Texas.
Kairoi Residential is a premier2, vertically integrated, multifamily investment, development, and property management company that has transacted on $6.3 billion across 60,000 multifamily units since 2003.Lincoln Property Company is one of the most respected and diversified development and commercial service firms in the United States and internationally.
Lincoln currently manages / leases over 400 million square feet and has developed over 130 million square feet across the United States and Europe.
Please see the Sponsor Overview section of the Investment Memo for additional details.
As with most development projects, primary risks include budget and timing overruns, lease-up risk, construction financing, office supply risk, multifamily supply risk, lodging market recovery, liquidity and exit pricing.
Please reference the Investment Memo for additional risk factors.
Cadre’s investor partnership has committed to invest $10mm (~59%) of the GP Equity and the Sponsor or other third party investors are expected to commit the remaining the GP Equity.
LP Equity of approximately $329.74mm has been committed by an institutional Limited Partner to the Intermediate JV (defined below) and completes the underwritten equity stack for the transaction. See “How is this deal structured?” below for additional details.
Cadre has committed to backstop the Cadre investor partnership’s share of GP Equity.
The Sponsor has engaged a debt broker to find prospective lenders to provide a construction loan.
We secured an equity allocation in the Waller Creek Development project on December 7, 2021 (“Asset Close”). We anticipate holding an initial investor close in Q1 2022 (“Initial Close”).
Through the Cadre Secondary Market, investor’s in Cadre partnerships may have an option to offer your position for sale on our platform at a target sale price based on the net asset value (“NAV”) of the investment at that time. Investments are typically eligible to post on the Cadre Secondary Market six months after the initial investor closing. However, depending on an asset’s specific characteristics, this period may be extended. In the case of development transactions, the first eligible quarter may follow completion of development or all underwritten capital contributions.
Liquidity, pricing or availability of the Secondary Market are not guaranteed. Prior to investing, you should assume that you may be required to hold your investment for the duration of Cadre’s hold period.
See important disclosures below.
The Sponsor is responsible for providing Cadre with reporting data that we use to prepare updates for the investor partnership. Investors can expect to receive the following:
Property Updates: We provide quarterly updates for each property with a targeted delivery of 45 days after quarter-end. An online summary and full downloadable report can be accessed through our Portfolio page.
Capital Balance Statements: We publish investor capital balances on our Portfolio page. We also provide quarterly downloadable statements roughly 60 days after quarter-end. All current and historical statements are available for download on our Documents page.
Tax Reporting: For U.S. taxpayers, we aim to provide annual K-1 statements in a timely manner but cannot guarantee that they will be available prior to April 15th. All current and historical statements are available for download on our Documents page
Investors will purchase an ownership interest in one or more a Delaware limited partnerships managed by Cadre. The Cadre partnership(s) have or will enter into a joint venture formed and managed by the Sponsor (the “Joint Venture”).
In this particular transaction, the Joint Venture represents ‘GP Equity’ that will partner with ‘LP Equity’ to complete the equity capital stack. The Joint Venture has or intends to enter in a subsequent partnership (the “Intermediate JV”) between the Joint Venture, as a minority member with certain management and decision rights, and other third partner investor(s)(the “LP JV Partners”) who represent the ‘LP Equity’. The Intermediate JV will directly or indirectly own the Property.
Cadre is offering unique opportunities to invest in a curated selection of deals sourced through our network of sponsors. All sponsors have been evaluated by Cadre.
Please see below to learn more about the differences between curated and principal deals at Cadre.
We intend to make regular (~quarterly) distributions from available cash flow once construction is completed and the asset is stabilized. These distributions may vary depending on each period’s cash flow and capital requirements. We also expect to distribute any excess proceeds from a refinancing upon stabilization.
As a curated deal, the Sponsor will generally solely control whether and when distributions are made from the joint venture to the Cadre investor partnership (but we’ll generally participate pro rata in most distributions prior to promote payments). If funds are received by the investor partnership Cadre works to distribute as efficiently as possible but, given the involvement of multiple parties, timing can and does vary.
Cadre charges investors the following:
3.0% commitment fee on the investor’s capital commitment;
1.5% annual asset management fee on the fair value of the Cadre fund’s investment in the joint venture. Refer to Article 8 of the Partnership Agreement for a description of how the Cadre general partner will determine “fair value.”
Other deal fees are charged by the JV and Intermediate JV. Investors should review the Investment Memo for complete fee disclosures and descriptions.
5% of committed capital will be requested when the signed documents are submitted and held in escrow pending the Initial Close.
Investors who commit or fund after the Initial Close (defined above) will be subject to contribution interest calculated at a 6% annual rate from the Initial Close to the date of the subsequent investor close. The contribution interest is paid to earlier investors or a Cadre affiliate that funds the remaining equity between the date Cadre closes on the underlying Asset and subsequent investor closings. Any such cost will be deducted from the investor’s initial distribution(s).
Regardless of when they commit or fund, all investors are entitled to their share of Asset cash flows (if any) from the Initial Close onward. More details can be found under "Subsequent Closings" in the "Summary of Principal Terms of the Investor Partnership" of the Final Investment Memo.