Eastport Distribution Center
Eastport Distribution Center
Total Invested
$2,800,000
S
FMV
$3,020,000
as of Sep 30, 2026
S
Unrealized P&L
$220,000
C
Lifetime ROI
5.8%
C
Capital Stack Breakdown
| Component | Amount | Tag |
|---|---|---|
| Initial Investment Components | ||
| Initial Cash | $2,800,000 | S |
| = Initial Investment | $2,800,000 | C |
| Capital Activity | ||
| = Total Invested Capital | $2,800,000 | C |
| Hale Share (90.0%) | $2,520,000 | C |
Scope
One investment row (#1009) — 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
$-2,800,000
1 postings · capital contribution + loan
Distributions
$162,903
operations + capital + synd
Cash In / Out
$162,903 / $-2,800,000
by sign, ignoring the bucket
Net
$-2,637,097
9 postings
✓ Foots to the Total Returns KPI — the rows below add to
$162,903. 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 07/11/2026 | Workbook | Operations | Distribution - Regular | Deposit | 67533 | Prairie Wind Industrial LP | Jul 2026 distribution | HLP | Harbor LP | 1009 | $20,234 |
| 04/11/2026 | Workbook | Operations | Distribution - Regular | Deposit | 12590 | Prairie Wind Industrial LP | Apr 2026 distribution | HLP | Harbor LP | 1009 | $21,009 |
| 01/11/2026 | Workbook | Operations | Distribution - Regular | Deposit | 68463 | Prairie Wind Industrial LP | Jan 2026 distribution | HLP | Harbor LP | 1009 | $21,076 |
| 10/10/2025 | Workbook | Operations | Distribution - Regular | Deposit | 10085 | Prairie Wind Industrial LP | Oct 2025 distribution | HLP | Harbor LP | 1009 | $19,303 |
| 07/12/2025 | Workbook | Operations | Distribution - Regular | Deposit | 62865 | Prairie Wind Industrial LP | Jul 2025 distribution | HLP | Harbor LP | 1009 | $20,054 |
| 04/10/2025 | Workbook | Operations | Distribution - Regular | Deposit | 33500 | Prairie Wind Industrial LP | Apr 2025 distribution | HLP | Harbor LP | 1009 | $20,377 |
| 01/15/2025 | Workbook | Operations | Distribution - Regular | Deposit | 11350 | Prairie Wind Industrial LP | Jan 2025 distribution | HLP | Harbor LP | 1009 | $19,818 |
| 10/12/2024 | Workbook | Operations | Distribution - Regular | Deposit | 66060 | Prairie Wind Industrial LP | Oct 2024 distribution | HLP | Harbor LP | 1009 | $21,032 |
| 08/09/2024 | Workbook | Investments | Capital Contribution | Check | 21692 | Prairie Wind Industrial LP | Initial investment | HLP | Harbor LP | 1009 | $-2,800,000 |
| Total (9 postings) | $-2,637,097 | ||||||||||
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%
Total Returns
$162,903
click for detail
Capital
—
click for detail
Operations
$162,903
click for detail
ROI
5.8%
click for detail
Ann. ROI
2.6%
click for detail
IRR
6.3%
click for detail
Eq. Multiple
1.06x
click for detail
# Distributions
8
click for detail
Total Returns — Backup Calculation
| Capital Returns | $0 |
| Operations Returns | $162,903 |
| = Total Returns (Capital + Operations) | $162,903 |
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
| 07/11/2026 | $20,234 |
| 04/11/2026 | $21,009 |
| 01/11/2026 | $21,076 |
| 10/10/2025 | $19,303 |
| 07/12/2025 | $20,054 |
| 04/10/2025 | $20,377 |
| 01/15/2025 | $19,818 |
| 10/12/2024 | $21,032 |
| = Total Operations Returns | $162,903 |
Income distributions, interest, dividends.
ROI — Backup Calculation
| Total Returns | $162,903 |
| Invested Basis | $2,800,000 |
| = Lifetime ROI | 5.8% |
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 | 5.8% |
| Holding Period | 2.17 yrs |
| = Annualized ROI | 2.6% |
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 (08/09/2024) | -$2,800,000 |
| Operations — 07/11/2026 | $20,234 |
| Operations — 04/11/2026 | $21,009 |
| Operations — 01/11/2026 | $21,076 |
| Operations — 10/10/2025 | $19,303 |
| Operations — 07/12/2025 | $20,054 |
| Operations — 04/10/2025 | $20,377 |
| Operations — 01/15/2025 | $19,818 |
| Operations — 10/12/2024 | $21,032 |
| Terminal Value (FMV or Invested, today) | $3,020,000 |
| = XIRR | 6.3% |
XIRR computed using mid-month (15th) assumption for distribution dates. Red = outflows, green = inflows.
Equity Multiple — Backup Calculation
| Total Returns | $162,903 |
| Initial Investment | $2,800,000 |
| = Equity Multiple | 1.06x |
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 | 8 |
| Other | 0 |
| = Total Count | 8 |
| Avg per Distribution | $20,363 |
Cumulative Distributions Over Time
Distribution Summary by Date Received
| Year | Month | # Distributions | Total Amount | Types |
|---|---|---|---|---|
| 2026 | 3 | $62,319 | ||
| Jul 2026 | 1 | $20,234 | Operations | |
| Apr 2026 | 1 | $21,009 | Operations | |
| Jan 2026 | 1 | $21,076 | Operations | |
| 2025 | 4 | $79,552 | ||
| Oct 2025 | 1 | $19,303 | Operations | |
| Jul 2025 | 1 | $20,054 | Operations | |
| Apr 2025 | 1 | $20,377 | Operations | |
| Jan 2025 | 1 | $19,818 | Operations | |
| 2024 | 1 | $21,032 | ||
| Oct 2024 | 1 | $21,032 | Operations | |
| TOTAL | 8 | $162,903 | ||
Complete Distribution History
| Date Received | Period | Type | Amount | Notes |
|---|---|---|---|---|
| 07/11/2026 | 2026-07 | Operations | $20,234 | |
| 04/11/2026 | 2026-04 | Operations | $21,009 | |
| 01/11/2026 | 2026-01 | Operations | $21,076 | |
| 10/10/2025 | 2025-10 | Operations | $19,303 | |
| 07/12/2025 | 2025-07 | Operations | $20,054 | |
| 04/10/2025 | 2025-04 | Operations | $20,377 | |
| 01/15/2025 | 2025-01 | Operations | $19,818 | |
| 10/12/2024 | 2024-10 | Operations | $21,032 | |
| TOTAL | $162,903 | |||
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 | $162,903 | 5.8% | 2.6% | 6.1% | 1.14x |
Sections
60/79
answered · 75.9%
Deal Info
22/23 answered
| DEAL ID | 19/20 | |
| Investment # (column) | 1,009 | |
| Date of Investment (column) | 8/9/2024 | |
| Holding Period (Years) (formula) | 2.1671 | |
| Name of Investment (column) | Eastport Distribution Center | |
| Legal Name of Investment (column) | Eastport DC Holdings LLC | |
| Asset Type (column) | Real Estate | |
| Asset Sub-Type (column) | Industrial | |
| City (column) | Savannah | |
| State (column) | GA | |
| ZIP | 31408 | source ↗ confirmed |
| Geography | United States | source ↗ confirmed |
| Investing Entity (column) | Harbor LP | |
| Role (GP / LP) (column) | LP | |
| Partners | Harbor LP (investor member); Prairie Wind Industrial (managing member) | source ↗ confirmed |
| Entity that Owns the Deal (column) | Harbor LP | |
| Ownership % (column) | 100.00% | |
| Initial Investment (column) | 2,800,000 | |
| Total Invested Capital (formula) | 2,800,000 | |
| MH / AK Code (column) | — | |
| Deal Manager (column) | Prairie Wind Industrial - Daniel Whitcombe | |
| 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) | 188,000 | |
| # of Commercial Units | 3 | source ↗ confirmed |
| RE - Non-Dev | 2/3 | |
| Total # Units (formula) | — | |
| Style | Distribution | source ↗ confirmed |
| Submarket / Type | Suburban | source ↗ confirmed |
| RE | 20/26 | |
| Purchase Price | $18,551,000 | source ↗ confirmed |
| Purchase Price / Unit / SQ FT / Acre (formula) | 98.6755 | |
| Purchase CAP Rate | 5.12% | source ↗ confirmed |
| Initial Loan | $11,502,000 | source ↗ confirmed |
| Initial Equity | $7,977,000 | source ↗ confirmed |
| Budgeted Capex (by category) | Roof $302,000 | source ↗ confirmed |
| Last Renovated | 2023 (original) | source ↗ confirmed |
| Units to Rehab (document) | — | |
| Expected Refi Year (document) | — | |
| Expected Refi Proceeds (document) | — | |
| Projected Returns - Yearly (1-10?) | Y1 5.8% · Y2 6.1% · Y3 6.4% · Y4 6.8% · Y5 7.0% · Y6 7.3% | 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 | $21,120,000 | source ↗ confirmed |
| Loan #1 - Original or Refi | Original | source ↗ confirmed |
| Loan #1 - Lender | Keystone Life Insurance Co. | source ↗ confirmed |
| Loan #1 - Agency (if applicable) (document) | — | |
| Loan #1 - Loan Amount | $11,502,000 | source ↗ confirmed |
| Loan #1 - Floating or Fixed | Floating | source ↗ confirmed |
| Loan #1 - Rate | SOFR + 2.10% | source ↗ confirmed |
| Loan #1 - I/O or Amortizing | I/O 36 months, then 30-year amortization | source ↗ confirmed |
| Loan #1 - Term | 10 years | source ↗ confirmed |
| Loan #1 - Maturity Date | 8/7/2034 | 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) | Daniel Whitcombe | |
| 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
$2,800,000
S
Committed
$2,800,000
S
Current Cash
—
S
Total Invested
$2,800,000
C
Operating Performance
· T12 as of Sep 2026 · Oct 2025 – Sep 2026
NOI
$1,298,699
C
Income
$2,546,469
SOperating Exp
$1,247,770
SDebt Service
$771,784
SNet Cash Flow
$475,986
CDSCR
1.68x
COccupancy
81.8%
SNOI / Unit
—
CEntities
Entity Owning Deal
Harbor LP
Investing Entity
Harbor LP
Tax Reporting Entity
Harbor LP
Quick Links
Distributions
Properties
FS Tracking
Performance
Tax Docs
396 East Street
, Savannah, GA
| Class/Style | B+ / Distribution |
| Sq Ft | 188,000 |
| Year Built | 2023 |
| Purchase Price | $18,551,000 |
| Price/SqFt | $99 |
| Valuation | $21,571,000 |
Current Debt
| Lender | Keystone Life Insurance Co. |
| Outstanding | $11,202,900 |
| Rate | 6.8% |
| Maturity | 08/07/2034 |
Deal Terms
| Preferred Return | 8.0% |
| LP Profit Split | 70.0% |
| GP Profit Split | 30.0% |
Total Returns
$162,903
C
Capital
$0
C
Operations
$162,903
C
Lifetime ROI
5.8%
C
Annualized ROI
2.6%
C
IRR
6.3%
C
Equity Multiple
1.06x
C
# Distributions
8
Total Returns — Backup Calculation
| Capital Returns | $0 |
| Operations Returns | $162,903 |
| Total Returns | $162,903 |
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".
$162,903
Lifetime ROI — Backup Calculation
| Total Returns (numerator) | $162,903 |
| Total Invested Capital (denominator) | $2,800,000 |
| ROI = Returns / Invested | 5.8% |
Formula: Total Distributions / Total Invested Capital × 100
Annualized ROI — Backup Calculation
| Lifetime ROI | 5.8% |
| Investment Date | 08/09/2024 |
| Years Held | 2.2 yrs |
| Annualized ROI | 2.6% |
Formula: Lifetime ROI / Years Held
IRR — Backup Calculation
| Initial Investment (outflow) | -$2,800,000 |
| 07/11/2026 — Operations | $20,234 |
| 04/11/2026 — Operations | $21,009 |
| 01/11/2026 — Operations | $21,076 |
| 10/10/2025 — Operations | $19,303 |
| 07/12/2025 — Operations | $20,054 |
| 04/10/2025 — Operations | $20,377 |
| 01/15/2025 — Operations | $19,818 |
| 10/12/2024 — Operations | $21,032 |
| Terminal Value (Current FMV) | $3,020,000 |
| IRR (XIRR) | 6.3% |
XIRR calculation using actual cash flow dates. Investment outflow → Distribution inflows → Terminal FMV (if active).
Equity Multiple — Backup Calculation
| Total Distributions | $162,903 |
| Current FMV | $3,020,000 |
| Total Invested Capital (denominator) | $2,800,000 |
| Equity Multiple | 1.06x |
Formula: (Total Distributions + Current FMV) / Total Invested Capital
# Distributions — Details
8 distribution records on file.
Latest: 07/11/2026
— Operations: $20,234
Performance History
| As Of Date | Total Returns | Lifetime ROI | Annualized ROI | IRR | Equity Multiple |
|---|---|---|---|---|---|
| 09/30/2026 | $162,903 | 5.8% | 2.6% | 6.1% | 1.14x |
Distribution Summary
| Total Distributions | $162,903 |
| YTD Distributions | $62,319 |
| Distribution Count | 8 |
| 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 | 10/16/2026 | — | |
| 2026-09 | Balance Sheet | Y | Y | 10/09/2026 | — | |
| 2026-08 | P&L | Y | Y | 09/17/2026 | — | |
| 2026-08 | Balance Sheet | Y | Y | 09/20/2026 | — | |
| 2026-07 | P&L | Y | Y | 08/17/2026 | — | |
| 2026-07 | Balance Sheet | Y | Y | 08/16/2026 | — | |
| 2026-06 | P&L | Y | Y | 07/15/2026 | — | |
| 2026-06 | Balance Sheet | Y | Y | 07/15/2026 | — | |
| 2026-05 | P&L | Y | Y | 06/11/2026 | — | |
| 2026-05 | Balance Sheet | Y | Y | 06/12/2026 | — | |
| 2026-04 | P&L | Y | Y | 05/10/2026 | — | |
| 2026-04 | Balance Sheet | Y | Y | 05/08/2026 | — |
Available Financial Statements — from the Documents app
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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 · Eastport DC Holdings LLC | Expected | — |
2024 (1)
| K-1 · Eastport DC Holdings LLC | Rcvd 03/08/25 | 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 | Yes |
| Annual Report | No |
| Syndicated Entities | No |
| Loan Tracker | No |
| Exchange Tracker | No |
FS Number: FS-1009
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 | — |