Pinecrest Senior Living
Pinecrest Senior Living
Total Invested
$1,500,000
S
FMV
$1,500,000
as of Sep 30, 2026
S
Unrealized P&L
$0
C
Capital Stack Breakdown
| Component | Amount | Tag |
|---|---|---|
| Initial Investment Components | ||
| Initial Cash | $1,500,000 | S |
| Funds from Exchange (1031) | $1,150,000 | S |
| = Initial Investment | $2,650,000 | C |
| Capital Activity | ||
| = Total Invested Capital | $1,500,000 | C |
| Hale Share (90.0%) | $1,350,000 | C |
Scope
One investment row (#1012) — no sibling rows carry this deal name.
Workbook ledger through Oct 1, 2026, QBO after it.
Only postings in a distribution or capital-deployment account appear; ordinary GL activity does not.
Contributions
$-1,500,000
1 postings · capital contribution + loan
Distributions
$0
operations + capital + synd
Cash In / Out
$0 / $-1,500,000
by sign, ignoring the bucket
Net
$-1,500,000
1 postings
✓ Foots to the Total Returns KPI — the rows below add to
$0. Both figures count the same postings, so this
checks the itemisation —
nothing dropped, nothing counted twice — not the figure itself.
| Date | Ledger | Bucket | Category | Type | Num | Payee | Memo | Class | Entity | Inv # | Amount |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 04/30/2026 | Workbook | Investments | Capital Contribution | Check | 26519 | Pinecrest Living | Initial investment | HLP | Harbor LP | 1012 | $-1,500,000 |
| Total (1 postings) | $-1,500,000 | ||||||||||
Ownership Metrics
| % of Deal Owned by Legal Entity | 100.0% |
| Ownership % per OA | 100.0% |
| Best Available Ownership % | 100.0% |
| Effective Deal Ownership % | 100.0% |
| % of Investor Owned by Hale | 90.0% |
| % of Deal Owned by Hale | 90.0% |
Entity Chain (2 tiers)
Tier 1
Harbor LP
Ownership
100.0%
↓
Tier 2
Northwind Family LP
Ownership
90.0%
No distributions recorded for this investment.
Performance History
| As Of Date | Total Returns | Lifetime ROI | Annualized ROI | IRR | Equity Multiple |
|---|---|---|---|---|---|
| Historic snapshots, last written Sep 30, 2026 — not the live figures shown above. Some early rows carry values that were never right; they are kept as a record of what was reported at the time. | |||||
| 09/30/2026 | $0 | — | — | — | 1.00x |
Sections
50/77
answered · 64.9%
Deal Info
22/23 answered
| DEAL ID | 19/20 | |
| Investment # (column) | 1,012 | |
| Date of Investment (column) | 4/30/2026 | |
| Holding Period (Years) (formula) | 0.4438 | |
| Name of Investment (column) | Pinecrest Senior Living | |
| Legal Name of Investment (column) | Pinecrest Senior Living Investors LLC | |
| Asset Type (column) | Real Estate | |
| Asset Sub-Type (column) | Senior Living | |
| City (column) | Asheville | |
| State (column) | NC | |
| ZIP | 28806 | source ↗ confirmed |
| Geography | United States | source ↗ confirmed |
| Investing Entity (column) | Harbor LP | |
| Role (GP / LP) (column) | LP | |
| Partners | Harbor LP (investor member); Pinecrest Living (managing member) | source ↗ confirmed |
| Entity that Owns the Deal (column) | Harbor LP | |
| Ownership % (column) | 100.00% | |
| Initial Investment (column) | 1,500,000 | |
| Total Invested Capital (formula) | 1,500,000 | |
| MH / AK Code (column) | — | |
| Deal Manager (column) | Pinecrest Living - Julia Marsh | |
| Investment Info (ALL) | 3/3 | |
| Strategy / Thesis (column) | ||
| Current Stage (column) | ||
| Projected Returns | 13.1% IRR / 1.94x over 6 years | source ↗ confirmed |
Real Estate
14/29 answered
| RE - Non-Dev | 3/3 | |
| Total # Units (formula) | 110 | |
| Style | Assisted living | source ↗ confirmed |
| Submarket / Type | Suburban | source ↗ confirmed |
| RE | 11/26 | |
| Purchase Price | $6,450,000 | source ↗ confirmed |
| Purchase Price / Unit / SQ FT / Acre (formula) | 58,636.36 | |
| Purchase CAP Rate | 7.17% | source ↗ confirmed |
| Initial Loan | $3,999,000 | source ↗ confirmed |
| Initial Equity | $2,774,000 | source ↗ confirmed |
| Budgeted Capex (by category) | Roof $105,000 · Unit renovations $375,000 · Amenities $45,000 | source ↗ confirmed |
| Last Renovated (document) | — | |
| Units to Rehab (document) | — | |
| Expected Refi Year (document) | — | |
| Expected Refi Proceeds (document) | — | |
| Projected Returns - Yearly (1-10?) | Y1 6.1% · Y2 6.5% · Y3 6.8% · Y4 7.0% · Y5 7.3% · Y6 7.5% | source ↗ confirmed |
| Expected Equity Multiple - Hold | 1.94x | source ↗ confirmed |
| Expected IRR - Hold | 13.1% | source ↗ confirmed |
| Expected Hold | 6 years | source ↗ confirmed |
| Expected Sale Proceeds | $7,440,000 | source ↗ confirmed |
| Loan #1 - Original or Refi (document) | — | |
| Loan #1 - Lender (document) | — | |
| Loan #1 - Agency (if applicable) (document) | — | |
| Loan #1 - Loan Amount (document) | — | |
| Loan #1 - Floating or Fixed (document) | — | |
| Loan #1 - Rate (document) | — | |
| Loan #1 - I/O or Amortizing (document) | — | |
| Loan #1 - Term (document) | — | |
| Loan #1 - Maturity Date (document) | — | |
| Loan #1 - Current Balance | — | |
| Loan #2…... | — |
Tax
4/5 answered
| Tax | 4/5 | |
| Initial Tax Year Expected (formula) | 2,026 | |
| Tax Document Expected (column) | K-1 | |
| Tax Preparer (column) | Lakeside CPA Group | |
| Contact for K1 (column) | Julia Marsh | |
| FEIN / Account # (column) | — |
Legal
5/6 answered
Reporting & Docs
5/14 answered
| FS / Document Filing / Reporting | 5/14 | |
| OA | On file | source ↗ confirmed |
| Loan Docs (loan) - tbd if separate | On file | source ↗ confirmed |
| Closing Statement (RE) | On file | source ↗ confirmed |
| OM | On file | source ↗ confirmed |
| UW | On file | source ↗ confirmed |
| General Reporting Frequency | — | |
| Accounting Basis (Cash, Accrual) | — | |
| P&L Frequency | — | |
| Balance Sheet Frequency | — | |
| Collections Report Frequency | — | |
| Rent Roll Frquency | — | |
| GL Frequency | — | |
| Investor Report Frequency | — | |
| Capital Account Frequency | — |
Capital Summary
Initial Investment
$2,650,000
S
Committed
$1,500,000
S
Current Cash
—
S
Total Invested
$1,500,000
C
Entities
Entity Owning Deal
Harbor LP
Investing Entity
Harbor LP
Tax Reporting Entity
Harbor LP
Quick Links
Properties
Performance
507 Pine Street
, Asheville, NC
| Class/Style | B- / Assisted living |
| Units | 110 |
| Sq Ft | 96,800 |
| Purchase Price | $6,450,000 |
| Price/Unit | $58,636 |
| Price/SqFt | $67 |
| Valuation | $7,500,000 |
Deal Terms
| Preferred Return | 8.0% |
| LP Profit Split | 70.0% |
| GP Profit Split | 30.0% |
Total Returns
$0
C
Capital
$0
C
Operations
$0
C
Lifetime ROI
—
C
Annualized ROI
—
C
IRR
-0.0%
C
Equity Multiple
1.00x
C
# Distributions
0
Total Returns — Backup Calculation
| Capital Returns | $0 |
| Operations Returns | $0 |
| Total Returns | $0 |
Sum of all Capital + Operations distribution records for this investment.
Capital Returns — Backup Calculation
Sum of all distribution records where type = "Capital".
$0
Operations Returns — Backup Calculation
Sum of all distribution records where type = "Operations".
$0
Lifetime ROI — Backup Calculation
| Total Returns (numerator) | $0 |
| Total Invested Capital (denominator) | $1,500,000 |
| ROI = Returns / Invested | — |
Formula: Total Distributions / Total Invested Capital × 100
Annualized ROI — Backup Calculation
| Lifetime ROI | — |
| Investment Date | 04/30/2026 |
| Years Held | 0.4 yrs |
| Annualized ROI | — |
Formula: Lifetime ROI / Years Held
IRR — Backup Calculation
| Initial Investment (outflow) | -$1,500,000 |
| Terminal Value (Current FMV) | $1,500,000 |
| IRR (XIRR) | -0.0% |
XIRR calculation using actual cash flow dates. Investment outflow → Distribution inflows → Terminal FMV (if active).
Equity Multiple — Backup Calculation
| Total Distributions | $0 |
| Current FMV | $1,500,000 |
| Total Invested Capital (denominator) | $1,500,000 |
| Equity Multiple | 1.00x |
Formula: (Total Distributions + Current FMV) / Total Invested Capital
# Distributions — Details
0 distribution records on file.
Performance History
| As Of Date | Total Returns | Lifetime ROI | Annualized ROI | IRR | Equity Multiple |
|---|---|---|---|---|---|
| 09/30/2026 | $0 | — | — | — | 1.00x |
Distribution Summary
| Total Distributions | $0 |
| YTD Distributions | $0 |
| Distribution Count | 0 |
Financial Statement Coverage — have vs need, from the Documents app
on file ·
missing
Loading coverage…
Statement coverage comes from the Documents app, which isn't connected in this demo.
No matching deal found in the Documents app for this investment.
No coverage grid recorded for this deal yet.
| Statement | On file | Missing | Latest on file | Missing periods |
|---|---|---|---|---|
| — |
Deal Docs
✓
Available Financial Statements — from the Documents app
Loading documents…
Statement coverage comes from the Documents app, which isn't connected in this demo.
No matching deal found in the Documents app for this investment.
Matched to — no financial statements on file yet.
| Statement | Period | Received | Filed | Format | Open |
|---|---|---|---|---|---|
| Y — | View SharePoint ↗ |
Tax Documents — by Year (this entity)
No tax documents recorded
QuickBooks Financials Link (no PDF to receive)
Loading…
Not linked to QuickBooks. If this property's books live inside a parent entity's
GL, link the account subtree and its financials file themselves.
· disabled
· excludes
| Year | Filed as | Net | Sch A candidate | Nondeductible |
|---|---|---|---|---|
: booked
of rental income while filed as personal use. Either this belongs under
Rental Properties and is Schedule E, or the receipt is misclassified.
: registered as a rental, but QuickBooks books it
under Personal Properties, so it is filed as personal use — nothing from
this year goes to Form 8825. Move the account under Rental Properties if
it is Schedule E.
1 · QuickBooks Location
2 · Account subtree
postings ·
→ ·
net
No subtrees match.
3 · Tax treatment
4 · Exclude any child that is not this property
(a vehicle sub-ledger, a financing account)
What this would file
:
no postings
net
· filed as personal use — QuickBooks books this year under Personal Properties
· Sch A candidate
· nondeductible
Cross-Reference Tracking
| Distribution Applicable | No |
| Tax Tracker | Yes |
| FS Tracker | Yes |
| REO (Property) | Yes |
| Shared Expenses | No |
| Annual Report | No |
| Syndicated Entities | No |
| Loan Tracker | No |
| Exchange Tracker | Yes |
FS Number: FS-1012
Investment Notes
Monthly package reviewed; occupancy holding. Watch the renewal spread into the spring leasing season.
Investment Status
| OA Status | Executed |
| Member Class | Class A |
| Amount per OA | — |