Willow Creek Shops
Willow Creek Shops
Total Invested
$900,000
S
FMV
$860,000
as of Sep 30, 2026
S
Unrealized P&L
$-40,000
C
Lifetime ROI
15.3%
C
Capital Stack Breakdown
| Component | Amount | Tag |
|---|---|---|
| Initial Investment Components | ||
| Initial Cash | $900,000 | S |
| = Initial Investment | $900,000 | C |
| Capital Activity | ||
| = Total Invested Capital | $900,000 | C |
| Hale Share (100.0%) | $900,000 | C |
Scope
One investment row (#1007) — 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
$-900,000
1 postings · capital contribution + loan
Distributions
$138,143
operations + capital + synd
Cash In / Out
$138,143 / $-900,000
by sign, ignoring the bucket
Net
$-761,857
11 postings
✓ Foots to the Total Returns KPI — the rows below add to
$138,143. 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 07/14/2026 | Workbook | Operations | Distribution - Regular | Deposit | 71015 | Keystone Retail Partners LLC | Jul 2026 distribution | NWLP | Northwind Family LP | 1007 | $15,025 |
| 04/10/2026 | Workbook | Operations | Distribution - Regular | Deposit | 53598 | Keystone Retail Partners LLC | Apr 2026 distribution | NWLP | Northwind Family LP | 1007 | $13,059 |
| 01/12/2026 | Workbook | Operations | Distribution - Regular | Deposit | 58290 | Keystone Retail Partners LLC | Jan 2026 distribution | NWLP | Northwind Family LP | 1007 | $12,934 |
| 10/12/2025 | Workbook | Operations | Distribution - Regular | Deposit | 97450 | Keystone Retail Partners LLC | Oct 2025 distribution | NWLP | Northwind Family LP | 1007 | $12,892 |
| 07/14/2025 | Workbook | Operations | Distribution - Regular | Deposit | 32181 | Keystone Retail Partners LLC | Jul 2025 distribution | NWLP | Northwind Family LP | 1007 | $14,515 |
| 04/10/2025 | Workbook | Operations | Distribution - Regular | Deposit | 52355 | Keystone Retail Partners LLC | Apr 2025 distribution | NWLP | Northwind Family LP | 1007 | $12,932 |
| 01/13/2025 | Workbook | Operations | Distribution - Regular | Deposit | 54941 | Keystone Retail Partners LLC | Jan 2025 distribution | NWLP | Northwind Family LP | 1007 | $13,866 |
| 10/13/2024 | Workbook | Operations | Distribution - Regular | Deposit | 92434 | Keystone Retail Partners LLC | Oct 2024 distribution | NWLP | Northwind Family LP | 1007 | $13,384 |
| 07/10/2024 | Workbook | Operations | Distribution - Regular | Deposit | 40157 | Keystone Retail Partners LLC | Jul 2024 distribution | NWLP | Northwind Family LP | 1007 | $14,945 |
| 04/10/2024 | Workbook | Operations | Distribution - Regular | Deposit | 61635 | Keystone Retail Partners LLC | Apr 2024 distribution | NWLP | Northwind Family LP | 1007 | $14,591 |
| 02/01/2024 | Workbook | Investments | Capital Contribution | Check | 37839 | Keystone Retail Partners LLC | Initial investment | NWLP | Northwind Family LP | 1007 | $-900,000 |
| Total (11 postings) | $-761,857 | ||||||||||
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 | 100.0% |
| % of Deal Owned by Hale | 100.0% |
Entity Chain (1 tiers)
Tier 1
Northwind Family LP
Ownership
100.0%
Total Returns
$138,143
click for detail
Capital
—
click for detail
Operations
$138,143
click for detail
ROI
15.3%
click for detail
Ann. ROI
5.5%
click for detail
IRR
4.2%
click for detail
Eq. Multiple
1.15x
click for detail
# Distributions
10
click for detail
Total Returns — Backup Calculation
| Capital Returns | $0 |
| Operations Returns | $138,143 |
| = Total Returns (Capital + Operations) | $138,143 |
Sum of all Capital-type and Operations-type distributions received.
Capital Returns — Backup
| = Total Capital Returns | $0 |
Loan repayments, return of capital, sale proceeds.
Operations Returns — Backup
| 07/14/2026 | $15,025 |
| 04/10/2026 | $13,059 |
| 01/12/2026 | $12,934 |
| 10/12/2025 | $12,892 |
| 07/14/2025 | $14,515 |
| 04/10/2025 | $12,932 |
| 01/13/2025 | $13,866 |
| 10/13/2024 | $13,384 |
| 07/10/2024 | $14,945 |
| 04/10/2024 | $14,591 |
| = Total Operations Returns | $138,143 |
Income distributions, interest, dividends.
ROI — Backup Calculation
| Total Returns | $138,143 |
| Invested Basis | $900,000 |
| = Lifetime ROI | 15.3% |
Formula: Total Returns ÷ Invested Basis
Branch taken: Denominator is the imported Excel value (col 85, xlsx_total_invested_capital), not the component sum.
Returns as a share of capital at risk. This is a simple ratio, not time-weighted — see IRR for the time-weighted view.
Source:
services/distribution_service.py → compute_roi()
Annualized ROI — Backup Calculation
| Lifetime ROI | 15.3% |
| Holding Period | 2.69 yrs |
| = Annualized ROI | 5.5% |
Formula: (1 + Lifetime ROI) ^ (1 ÷ Holding Period) − 1
Compound annual rate, not ROI ÷ years. A total loss annualises to −100% however long it was held; a growth factor below zero has no real root, so the metric is left blank rather than shown as a complex number.
Source:
services/distribution_service.py → compute_annualized_roi()
IRR (XIRR) — Backup Calculation
| Initial Investment (02/01/2024) | -$900,000 |
| Operations — 07/14/2026 | $15,025 |
| Operations — 04/10/2026 | $13,059 |
| Operations — 01/12/2026 | $12,934 |
| Operations — 10/12/2025 | $12,892 |
| Operations — 07/14/2025 | $14,515 |
| Operations — 04/10/2025 | $12,932 |
| Operations — 01/13/2025 | $13,866 |
| Operations — 10/13/2024 | $13,384 |
| Operations — 07/10/2024 | $14,945 |
| Operations — 04/10/2024 | $14,591 |
| Terminal Value (FMV or Invested, today) | $860,000 |
| = XIRR | 4.2% |
XIRR computed using mid-month (15th) assumption for distribution dates. Red = outflows, green = inflows.
Equity Multiple — Backup Calculation
| Total Returns | $138,143 |
| Initial Investment | $900,000 |
| = Equity Multiple | 1.15x |
Formula: (Total Returns + Initial Investment) ÷ Initial Investment
Note the denominator is INITIAL investment, not the invested basis ROI uses — the two metrics deliberately divide by different figures, so they will not reconcile to each other on rows where the two differ.
Source:
services/distribution_service.py → compute_equity_multiple()
Distribution Count — Breakdown
| Capital Distributions | 0 |
| Operations Distributions | 10 |
| Other | 0 |
| = Total Count | 10 |
| Avg per Distribution | $13,814 |
Cumulative Distributions Over Time
Distribution Summary by Date Received
| Year | Month | # Distributions | Total Amount | Types |
|---|---|---|---|---|
| 2026 | 3 | $41,018 | ||
| Jul 2026 | 1 | $15,025 | Operations | |
| Apr 2026 | 1 | $13,059 | Operations | |
| Jan 2026 | 1 | $12,934 | Operations | |
| 2025 | 4 | $54,206 | ||
| Oct 2025 | 1 | $12,892 | Operations | |
| Jul 2025 | 1 | $14,515 | Operations | |
| Apr 2025 | 1 | $12,932 | Operations | |
| Jan 2025 | 1 | $13,866 | Operations | |
| 2024 | 3 | $42,920 | ||
| Oct 2024 | 1 | $13,384 | Operations | |
| Jul 2024 | 1 | $14,945 | Operations | |
| Apr 2024 | 1 | $14,591 | Operations | |
| TOTAL | 10 | $138,143 | ||
Complete Distribution History
| Date Received | Period | Type | Amount | Notes |
|---|---|---|---|---|
| 07/14/2026 | 2026-07 | Operations | $15,025 | |
| 04/10/2026 | 2026-04 | Operations | $13,059 | |
| 01/12/2026 | 2026-01 | Operations | $12,934 | |
| 10/12/2025 | 2025-10 | Operations | $12,892 | |
| 07/14/2025 | 2025-07 | Operations | $14,515 | |
| 04/10/2025 | 2025-04 | Operations | $12,932 | |
| 01/13/2025 | 2025-01 | Operations | $13,866 | |
| 10/13/2024 | 2024-10 | Operations | $13,384 | |
| 07/10/2024 | 2024-07 | Operations | $14,945 | |
| 04/10/2024 | 2024-04 | Operations | $14,591 | |
| TOTAL | $138,143 | |||
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 | $138,143 | 15.3% | 5.5% | 3.9% | 1.11x |
Sections
60/79
answered · 75.9%
Deal Info
22/23 answered
| DEAL ID | 19/20 | |
| Investment # (column) | 1,007 | |
| Date of Investment (column) | 2/1/2024 | |
| Holding Period (Years) (formula) | 2.6877 | |
| Name of Investment (column) | Willow Creek Shops | |
| Legal Name of Investment (column) | Willow Creek Shops LLC | |
| Asset Type (column) | Real Estate | |
| Asset Sub-Type (column) | Retail | |
| City (column) | Columbia | |
| State (column) | SC | |
| ZIP | 29209 | source ↗ confirmed |
| Geography | United States | source ↗ confirmed |
| Investing Entity (column) | Northwind Family LP | |
| Role (GP / LP) (column) | LP | |
| Partners | Northwind Family LP (investor member); Keystone Retail Partners (managing member) | source ↗ confirmed |
| Entity that Owns the Deal (column) | Northwind Family LP | |
| Ownership % (column) | 100.00% | |
| Initial Investment (column) | 900,000 | |
| Total Invested Capital (formula) | 900,000 | |
| MH / AK Code (column) | — | |
| Deal Manager (column) | Keystone Retail Partners - Aisha Rahman | |
| Investment Info (ALL) | 3/3 | |
| Strategy / Thesis (column) | ||
| Current Stage (column) | ||
| Projected Returns | 11.2% IRR / 1.77x over 6 years | source ↗ confirmed |
Real Estate
24/31 answered
| RE - Commercial | 2/2 | |
| SQ FT (column) | 41,500 | |
| # of Commercial Units | 9 | source ↗ confirmed |
| RE - Non-Dev | 2/3 | |
| Total # Units (formula) | — | |
| Style | Strip center | source ↗ confirmed |
| Submarket / Type | Urban | source ↗ confirmed |
| RE | 20/26 | |
| Purchase Price | $2,465,000 | source ↗ confirmed |
| Purchase Price / Unit / SQ FT / Acre (formula) | 59.3976 | |
| Purchase CAP Rate | 7.20% | source ↗ confirmed |
| Initial Loan | $1,528,000 | source ↗ confirmed |
| Initial Equity | $1,060,000 | source ↗ confirmed |
| Budgeted Capex (by category) | Roof $40,100 | source ↗ confirmed |
| Last Renovated | 2007 (original) | source ↗ confirmed |
| Units to Rehab (document) | — | |
| Expected Refi Year (document) | — | |
| Expected Refi Proceeds (document) | — | |
| Projected Returns - Yearly (1-10?) | Y1 5.4% · Y2 5.8% · Y3 6.0% · Y4 6.2% · Y5 6.5% · Y6 6.8% | source ↗ confirmed |
| Expected Equity Multiple - Hold | 1.77x | source ↗ confirmed |
| Expected IRR - Hold | 11.2% | source ↗ confirmed |
| Expected Hold | 6 years | source ↗ confirmed |
| Expected Sale Proceeds | $2,840,000 | source ↗ confirmed |
| Loan #1 - Original or Refi | Original | source ↗ confirmed |
| Loan #1 - Lender | Carolina Mutual | source ↗ confirmed |
| Loan #1 - Agency (if applicable) (document) | — | |
| Loan #1 - Loan Amount | $1,528,000 | source ↗ confirmed |
| Loan #1 - Floating or Fixed | Fixed | source ↗ confirmed |
| Loan #1 - Rate | 4.72% | source ↗ confirmed |
| Loan #1 - I/O or Amortizing | Amortizing (30-year schedule) | source ↗ confirmed |
| Loan #1 - Term | 7 years | source ↗ confirmed |
| Loan #1 - Maturity Date | 1/30/2031 | source ↗ confirmed |
| Loan #1 - Current Balance | — | |
| Loan #2…... | — |
Tax
4/5 answered
| Tax | 4/5 | |
| Initial Tax Year Expected (formula) | 2,024 | |
| Tax Document Expected (column) | K-1 | |
| Tax Preparer (column) | Lakeside CPA Group | |
| Contact for K1 (column) | Aisha Rahman | |
| 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
$900,000
S
Committed
$900,000
S
Current Cash
—
S
Total Invested
$900,000
C
Operating Performance
· T12 as of Sep 2026 · Oct 2025 – Sep 2026
NOI
$458,854
C
Income
$899,714
SOperating Exp
$440,860
SDebt Service
$102,529
SNet Cash Flow
$338,331
CDSCR
4.48x
COccupancy
94.2%
SNOI / Unit
—
CEntities
Entity Owning Deal
Northwind Family LP
Investing Entity
Northwind Family LP
Tax Reporting Entity
Northwind Family LP
Quick Links
Distributions
Properties
FS Tracking
Performance
Tax Docs
322 Willow Street
, Columbia, SC
| Class/Style | A / Strip center |
| Sq Ft | 41,500 |
| Year Built | 2007 |
| Purchase Price | $2,465,000 |
| Price/SqFt | $59 |
| Valuation | $2,867,000 |
Current Debt
| Lender | Carolina Mutual |
| Outstanding | $1,478,700 |
| Rate | 4.7% |
| Maturity | 01/30/2031 |
Deal Terms
| Preferred Return | 8.0% |
| LP Profit Split | 70.0% |
| GP Profit Split | 30.0% |
Total Returns
$138,143
C
Capital
$0
C
Operations
$138,143
C
Lifetime ROI
15.3%
C
Annualized ROI
5.5%
C
IRR
4.2%
C
Equity Multiple
1.15x
C
# Distributions
10
Total Returns — Backup Calculation
| Capital Returns | $0 |
| Operations Returns | $138,143 |
| Total Returns | $138,143 |
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".
$138,143
Lifetime ROI — Backup Calculation
| Total Returns (numerator) | $138,143 |
| Total Invested Capital (denominator) | $900,000 |
| ROI = Returns / Invested | 15.3% |
Formula: Total Distributions / Total Invested Capital × 100
Annualized ROI — Backup Calculation
| Lifetime ROI | 15.3% |
| Investment Date | 02/01/2024 |
| Years Held | 2.7 yrs |
| Annualized ROI | 5.5% |
Formula: Lifetime ROI / Years Held
IRR — Backup Calculation
| Initial Investment (outflow) | -$900,000 |
| 07/14/2026 — Operations | $15,025 |
| 04/10/2026 — Operations | $13,059 |
| 01/12/2026 — Operations | $12,934 |
| 10/12/2025 — Operations | $12,892 |
| 07/14/2025 — Operations | $14,515 |
| 04/10/2025 — Operations | $12,932 |
| 01/13/2025 — Operations | $13,866 |
| 10/13/2024 — Operations | $13,384 |
| 07/10/2024 — Operations | $14,945 |
| 04/10/2024 — Operations | $14,591 |
| Terminal Value (Current FMV) | $860,000 |
| IRR (XIRR) | 4.2% |
XIRR calculation using actual cash flow dates. Investment outflow → Distribution inflows → Terminal FMV (if active).
Equity Multiple — Backup Calculation
| Total Distributions | $138,143 |
| Current FMV | $860,000 |
| Total Invested Capital (denominator) | $900,000 |
| Equity Multiple | 1.15x |
Formula: (Total Distributions + Current FMV) / Total Invested Capital
# Distributions — Details
10 distribution records on file.
Latest: 07/14/2026
— Operations: $15,025
Performance History
| As Of Date | Total Returns | Lifetime ROI | Annualized ROI | IRR | Equity Multiple |
|---|---|---|---|---|---|
| 09/30/2026 | $138,143 | 15.3% | 5.5% | 3.9% | 1.11x |
Distribution Summary
| Total Distributions | $138,143 |
| YTD Distributions | $41,018 |
| Distribution Count | 10 |
| Latest | 2026-07 |
Expected
12
Received
12
Pending
0
Completion
100%
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
✓
Financial Statement Tracking
| Period | Statement Type | Expected | Received | Received Date | Follow-up | Notes |
|---|---|---|---|---|---|---|
| 2026-09 | P&L | Y | Y | 10/08/2026 | — | |
| 2026-09 | Balance Sheet | Y | Y | 10/18/2026 | — | |
| 2026-08 | P&L | Y | Y | 09/16/2026 | — | |
| 2026-08 | Balance Sheet | Y | Y | 09/10/2026 | — | |
| 2026-07 | P&L | Y | Y | 08/20/2026 | — | |
| 2026-07 | Balance Sheet | Y | Y | 08/11/2026 | — | |
| 2026-06 | P&L | Y | Y | 07/11/2026 | — | |
| 2026-06 | Balance Sheet | Y | Y | 07/10/2026 | — | |
| 2026-05 | P&L | Y | Y | 06/20/2026 | — | |
| 2026-05 | Balance Sheet | Y | Y | 06/18/2026 | — | |
| 2026-04 | P&L | Y | Y | 05/11/2026 | — | |
| 2026-04 | Balance Sheet | Y | Y | 05/20/2026 | — |
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)
2 document(s) · full tax history & capital roll-forward →
2025 (1)
| K-1 · Willow Creek Shops LLC | Rcvd 08/15/26 | View |
2024 (1)
| K-1 · Willow Creek Shops LLC | Rcvd 09/16/25 | View |
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 | Yes |
| Tax Tracker | Yes |
| FS Tracker | Yes |
| REO (Property) | Yes |
| Shared Expenses | No |
| Annual Report | No |
| Syndicated Entities | No |
| Loan Tracker | No |
| Exchange Tracker | No |
FS Number: FS-1007
Investment Notes
Sponsor confirmed the capex schedule; roof work funded from reserves, no call to partners.
Investment Status
| OA Status | Executed |
| Member Class | Class A |
| Amount per OA | — |