Solo 401K, SD-IRA, QRP

506c for Accredited Investors only

Investment Highlights

Phase 2 of an existing build-to-rent construction project at an extremely late stage with 30% of the units on track to deliver this year.

Invest in one of the fastest growing suburbs in the entire country with 10x faster population and job growth than the nation.

Build-to-rent units attract higher income tenants that rent by choice and are more “sticky” with an avg turnover much lower than conventional apartments.

Phase 1 construction loan at ultra-low rate. Interest only $15M loan at 4% fixed. It is impossible to get a construction loan close to these terms now.

Equity Multiple / AAR / IRR is for investors coming in after Dec. 1, 2023

Live Investor Presentation & Investor Kit Access

Monday, May 01, 2023

5 PM Pacific, 6 PM Mountain,
7 PM Central, 8 PM Eastern

Where should we send your Equinox New Braunfels Investor Webinar access information?

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Tuesday, May 02, 2023

3 PM Pacific, 4 PM Mountain,
6 PM Central, 6 PM Eastern

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Privacy Policy: We hate spam and promise to keep your email address safe

This is a 506c investment for accredited investors

Join Us for a Virtual Tour

Equinox New Braunfels Syndication Overview

Join us for phase 2 of our Equinox New Braunfels build-to-rent (BTR) townhome syndication opportunity! There’s no reason to let your investment dollars sit idle, losing value in a high-inflation environment, when you can join an existing late-stage new construction syndication in an ultra-growth metro.

By joining an already active project, with shovels already in the ground and huge bulldozers moving massive amounts of dirt 🚜, you’re by-passing many of the early risks that come along with phase one activities—and you’re jumping straight into an opportunity with 30% of the 122 units on track for completion this year!

Equinox New Braunfels has an absolutely stunning, phenomenal location within the city. It is adjacent to a massive, 10-acre park which is under construction and features walking trails, a multi-level observation tower, and a butterfly garden.

Immediately across the street is the Westpointe Village, a 147,000 sq ft mall with fitness centers, exceptional grocery stores, banks, fast food, restaurants, retail, medical facilities, and a variety of services.

And less than a mile away is a $2 billion dollar project, Veramendi, with thousands of residents living in expensive homes with a world-class school system.

Inspirational image. Subject to change.

Inspirational image. Subject to change.

Top Reasons to Register for the Investor Presentation…

Phase 2 of a late-stage existing syndication project, with shovels in the ground

First 36 of 122 units on track to deliver this year

Experienced BTR development team with a history of success on construction projects

It is the worst time EVER to buy a home, keeping more tenants in the rental market longer

Rents do really well in a high inflation environment

An ENTIRE generation of potential home owners may NEVER be able to buy a house, making build-to-rent communities the perfect choice

Value-add multifamily investments are facing severe headwinds and don’t make sense right now

The San Antonio – New Braunfels MSA has booming population and job growth, and ranks #12 for hottest real estate market in the U.S.

The project has a stunning, absolutely phenomenal location

The builder is investing $2M of cold hard cash as an LP investor, right alongside you

The phase 1 construction loan is phenomenal, with an incredible 4% fixed rate

A Stellar Development Track Record

With Equinox New Braunfels, we are building on our early adoption of BTR community development, with multiple successful BTR projects:

Equinox Townhomes Idaho Falls

66 unit build-to-rent townhome community with an open-living design concept.

Nova RTP - Durham, NC

46 modern townhomes in an innovative rental community with co-working spaces, a community kitchen, fully loaded fitness center, dog park, and more.

University Oaks - Houston, TX

32 unit Class A+ ultra-modern multifamily community with optimized amenities.

Our significant BTR experience, coupled with our solid track record of executing on new construction projects in a variety of commercial real estate sectors, positions us to deliver outstanding results for our investors.

Apartment buildings

Student housing


Self storage

Super value-add multifamily

The Housing Shortage Crisis

“The U.S. needs to build 4.3 million more apartments by 2035 to meet the demand for rental housing. This includes 600,000 total units to fill the shortage from underbuilding after the 2008 financial crisis.”

Neal Bawa
Neal Bawa

There is a Staggering Pool of Renters

The Covid shock has made this the absolute worst time ever to buy a home, even worse than 2005 and 2006! As a result, the cost of ownership vs the cost of renting is completely out of whack, and has the widest gap on record:

Cost of Ownership vs Cost of Renting

While there are tens of millions of potential home owners, they simply cannot afford to own a home:

In 2020, the income needed to own a starter home was ~$35K (U.S. avg)

In 2022, the income needed to own a starter home was ~$65K, up a whopping 88%

Even if home prices fall and mortgage rates drop in 2023, it will make sense for most people to continue renting, supporting multifamily demand for years.

Inspirational image. Subject to change.

Inspirational image. Subject to change.

Rents do Really Well in a High Inflation Environment

Looking at historical data, there is a clear correlation between rent growth and inflation. The period from 1974-1984 was the first ever global inflation shock. Take a look at the dramatic increase in rents during this time.

Rent increases have averaged 3% a year over a 30 year span since the late 1980’s

During the 1974-1984 period of high inflation, avg rent increases were 3X the normal rate

Periods of high inflation correlate to higher rent growth, which is great for rental property owners.

“Neal and his Grocapitus team are awesome! I’ve invested in 4 projects with him and after 2 years we’ve already sold one. He’s outperformed other syndicates that I’ve invested with for much longer. I love getting his monthly updates. It’s rare to have a syndicator update us so regularly.

Grocapitus is a breath of fresh air. They do things differently and way better than their competitors. Thank you Neal for being an amazing leader to your team! I couldn’t be happier with the results so far. Looking forward to investing more in the future.”

Sarah L., Grocapitus Investor

Value-add Multifamily is Facing SEVERE Headwinds

Grocapitus got it’s start in value-add multifamily investing, and multifamily returns have been astronomical in recent years, but times changed quickly and it is a TERRIBLE time to buy value-add apartment buildings, self-storage, student housing, or flex-industrial projects.

The ginormous results syndicators achieved in the past 5 years were largely a result of the ease of obtaining variable/bridge debt.

>90% of syndicators used bridge debt, which no longer exists today

Currently, floating rates of 8-10% create massive risk and ZERO cashflow

Fixed rates at 6% have massive loan defeasance fees preventing early exit, and locking investors in for 5-7 years

Fixed rates have low LTV which means much lower profits per investor

Sellers have not adjusted to the new lending environment, and have shockingly different expectations than buyers. We expect the second half of 2023 to see significant price reductions in value-add multifamily as rates and cap rates reset.

Bottom line… buying value-add now would be a HUGE mistake.

Inspirational image. Subject to change.

Inspirational image. Subject to change.

Build-to-Rent Continues to Shine

The next best thing to owning a home for the millions of people that are priced out of the market is renting one. As a result, master planned rental communities with large single-family or townhome units that provide many of the community amenities found in apartment complexes continue to skyrocket. They attract higher income tenants that want premium design, materials, amenities, and services.

Average BTR rents are at an all-time high of $2,020 vs conventional rental apartments which average $1,736

BTR rent increases have averaged 4.2% since 2016 and 9.5% year-over-year for new leases and renewals in Q2 2022

National BTR average occupancy rates are above 96%

And build-to-rent properties are a great inflation hedge according to Bercadia:

“Investing and building BTR communities is a great hedge against inflation, especially if incomes keep growing – a compelling reason for portfolio diversification. This segment is poised for continued growth as 67% of BTR households are within the 25 to 55 age cohort. These households typically earn high incomes and are renters by choice. They are also a “stickier” rental base, with average turnover much lower than conventional apartments.”

BTR: Optimistic Outlook

“The BTR market has shown a fair amount of resiliency given the current economic headwinds. The rapid rise of mortgage rates to the highest levels seen in two decades has limited the ability of many Americans to purchase homes. Current BTR renters are less likely to transition into home ownership, while the shortage of housing in our country and the need for larger homes continue to fuel demand.”

Neal Bawa

Jan 2023

Why We Love Investing in Texas

The lone star state is breaking records year after year, positioning itself as a global leader. It has the perfect combination of a highly skilled and growing workforce, low taxes and competitive business incentives. Here are just a few of it’s numerous #1 rankings:

#1 Most Fortune 500 headquarters (ahead of New York and California)

Fortune 500 (2022)

#1 Best state for business (18 years straight)

Chief Executive (2022)

#1 state for exports (20 years in a row)

U.S. Census Bureau (2022)

#1 best state to start a business

Wallethub (2021)

#1 state for corporate expansions and locations

Site Selection (2020)

#1 fastest growing state economy

U.S. Bureau of Economic Analysis (2020)

Four of the top 10 largest cities are located in Texas – Houston, Dallas, San Antonio, and Austin. And if Texas were a nation, it would be ranked the 9th largest economy in the entire world, ahead of Australia, Mexico, Spain, and Russia.

Inspirational image. Subject to change.

San Antonio – New Braunfels MSA Rocks

San Antonio-New Braunfels is part of a cluster of Sun Belt “magnet” cities with sustainable popupation growth that are attracting more busineses and jobs. And those jobs are boosting the income level significantly:

The median income for the San Antonio - New Braunfels region spiked 13% to $83,500 (vs 11% in Dallas and 9% in Austin)

San Antonio - New Braunfels ranked in 10 hottest real estate markets for 2022


New Braunfels ranked #3 in annual Top 10 Census population growth list

U.S. Census Bureau

Comal County ranked #2 in the U.S. for population growth

U.S. Census Bureau

Thanks to the family earnings jump and surging population, further rent increases are justified as residents become even more affluent. 

Neal Bawa

Jan 2023

San Antonio – New Braunfels Market Forecast to be Among the Best in U.S. in 2023

San Antonio- New Braunfels ranks #1 real estate market in U.S. for home building prospects by the Urban Land Institute in the 2023 Emerging Trends in Real Estate report.

New Braunfels: A Rapidly Growing Super City with Old-World Charm

New Braunfels has an idyllic location directly on the Austin-San Antonio mega-corridor. It is renowned for it’s old-world German heritage and outstanding festivals. The area is surrounded by the majestic beauty of the Texas Hill Country, and an abundance of rivers and lakes are only a short drive away.

San Antonio’s big city culture, professional sports, and outstanding dining is only 32 miles away. With it’s famous music scene and large festivals, Austin is less than 50 miles away.

New Braunfels ranked #4 in 10 hottest neighborhoods in the U.S.


New Braunfels residential real estate market forecasted to grow more than Austin and Houston in 2023

Inspirational image. Subject to change.

Micro Neighborhood: Increasingly Affluent

As we drill down to the micro-neighborhood, Hunters Creek, get ready for some eye-popping numbers, because this is one of the strongest growth neighborhoods we have EVER seen! The neighborhood is experiencing rapid population, income, and rent growth. Here are stats showing the phenomenal growth in the past 1.5 YEARS, from SEPT 2021 to FEB 2023:

Higher Income

Up from $81.7k to $89k. Higher income than 77.3% of other U.S. neighborhoods.

High-Paying Job Growth

Increased from 384k jobs to 408k jobs.

Mostly White Collar Employees

Up from 57% to a massive 77.3%.  A large percentage of the population are employed in executive, management, office and professional occupations.

Rent Growth

Increased from 7.1% to 12.4%, which is more than 3X higher rent growth vs the national average of 3.7%.

Population Growth

Increased from 65% to 75,8% within half a mile over the last five years, for an enormous 15.2% avg annual increase.

“There is not any local housing like Equinox’s [3-bedroom floorplans]. It is our experience managing similar sites that renters will prefer [Equinox’s townhome plans] over leasing a 3-bedroom plan in an apartment community.”

Matthew C. Lutz, Executive VP, Capstone

Neal Bawa

Mission Hill Park

Adjacent to Equinox New Braunfels is the 10-acre Mission Hill Park that will likely include walking trails, a multi-level observation tower, and a butterfly garden.

$3.3M development project, currently underway

10-Acre park

Our project is touching several hundred yards of this $3.3M dollar park located at the highest point within the City of New Braunfels!

Veramendi: $2 Billion Neighboring Project

We’re not the only ones that think New Braunfels is a hidden gem on the booming San Antonio-Austin corridor. Less than 1 mile from Equinox Townhomes New Braunfels, a  2,400 acre master planned community is being built.  Here are just a few details and  impressive stats for this project, which is a blend of new homes and commercial real estate:

$2 billion project creating 7,000 new jobs and up to 6,000 new houses

Approximately 10% of the land mass of New Braunfels!

Excellent schools of all levels – from pre-k to college

480 acres of proposed park land including 1.5 miles of Guadalupe River frontage

A state-of-the-art medical campus, restaurants and highly rated retail

Performances and celebrations at the Veramendi Town Center

Equinox New Braunfels residents will be able to experience small town Hill Country charm while having easy access to vibrant, dynamic lifestyle choices… all just a hop, skip, and a jump away.

“Neal’s datacentric approach gives him a near oracle like insight into the vagaries of not just commercial real estate, but also macroeconomic trends as they impact microeconomic zones and industries. His ethics are beyond reproach and his interests are clearly aligned with his passive partners.

He is what you want in a partner, someone who is scanning the horizon for both threats and opportunities, someone who can hunt for the right prey at the right time, and you both get to dine on the feast together.”

Dr Gurpreet P., Grocapitus Investor

Project Status: Phase 1 Moving to Completion

Trucks and heavy equipment are on the site and initial grading is currently in progress along with rock milling. 

Civil Approval - 100% Complete

Plat Recording - 100% Complete

Phase 1 Equity - 100% Complete

Phase 1 Construction Loan - 100% Complete

Building Permit Receipt - 60-90 days

Civil Construction - 50% Complete

Vertical construction is scheduled to begin in July. After phase 1 completes, construction moves very quickly, with the project going from the “dirt” phase to fully framed in about three months. Then after a building is framed it only takes six months to complete the exterior.

Meet the Grocapitus Development & Management Team

Neal Bawa Headshot

Neal Bawa


Anna Myers


Pete Levine


Megan Herren

Asset Management

How Grocapitus Selects Markets

Rent Growth

The 5 year rent growth forecast is one of our key indicators. We use a powerful proprietary method to calculate this value.

Sales Trends

We continuously monitor local sales to compute cap rates and determine whether our cap rates are on target to reach our projections.



We look for metros and submarkets that are adding a significant number of high-paying jobs, resulting in a stable local economy.

Supply And Demand

We monitor the supply of local units carefully to ensure it will not spike the vacancy rates and negatively impact rents.

Grocapitus is not just your average passive real estate syndication. It’s a dynamic powerhouse of real estate investments with outperforming returns. I have partnered in 6 projects with Grocapitus and have already exited on one of them (Greenfill Storage) with 2.16x equity multiple in less then three years.

Munaf K., Grocapitus Investor

Equity Multiple / AAR / IRR is for investors coming in after Dec. 1, 2023

Live Investor Presentation & Investor Kit Access

Monday, May 01, 2023

5 PM Pacific, 6 PM Mountain,
7 PM Central, 8 PM Eastern

Where should we send your Equinox New Braunfels Investor Webinar access information?

Privacy Policy: We hate spam and promise to keep your email address safe

Tuesday, May 02, 2023

3 PM Pacific, 4 PM Mountain,
6 PM Central, 6 PM Eastern

Where should we send your Equinox New Braunfels Investor Webinar access information?

Privacy Policy: We hate spam and promise to keep your email address safe

This is a 506c investment for accredited investors


© Copyright 2024 · Grocapitus Investments · All rights reserved · Privacy Policy

The information contained in this excel model / projection and in the described materials (“the information”) is presented for illustrative and educational purposes only. It is not presented nor should it be treated as real estate advice, legal advice, investment advice, or tax advice. We advise all parties to do their own research and obtain independent financial, legal and professional advice before making any investment and business decisions. Your personal individual financial circumstances must be taken into account before you make any investment decision. Grocapitus, its directors, office holders, presenter(s), its authorized distributors, promoters and licensees, their employees and speakers do not guarantee your past, present or future investment results whether based on this information or otherwise. The information supplied is always subject to alteration without notice. Grocapitus, Urbanist, its authorized distributors, promoters, licensees, associates and employees may hold shares and/or obtain fees and/or other benefits from the companies presented and promoted in the described materials. To the extent permitted by law, Grocapitus gives no warranty and make no representation as to the accuracy of excel model / projection and accept no liability for any loss which may be suffered by any person who relies either wholly or in part upon the information presented. All parties must only rely upon the contents of any legal agreements, formal disclosure statements and their own research and enquiries in relation to any property to be acquired and/or contracts entered into.