Market Highlights: The Design District Footprint (Pineapple Grove)
A Convergence of Culture, Capital, and Design Historically known as Pineapple Grove, this enclave has evolved into South Florida’s premier Design District—a sophisticated hub that serves as the creative and cultural engine of Delray Beach. No longer just a residential annex, the district has transformed into a walkable, high-density destination characterized by public art, luxury boutiques, and high-barrier-to-entry real estate.
1. The "15-Minute City" Lifestyle The Design District offers a rare urban-coastal lifestyle where connectivity drives value.
Walkability: Located mere steps from Atlantic Avenue but distinct in its sophisticated atmosphere, residents enjoy immediate pedestrian access to award-winning dining and nightlife without the congestion of the main thoroughfare.
Proximity: The location serves as a central artery, bridging the gap between the ultra-luxury coastal properties to the east and the expanding urban core to the west.
2. High-Net-Worth Migration Magnet The migration of wealth into South Florida has shifted focus from general "beachfront" to "curated neighborhoods."
Demographic Shift: The Design District attracts a specific demographic of affluent professionals and "digital nomads" who demand the architectural quality of Miami or New York but seek the exclusivity and safety of Delray Beach.
Resilient Absorption: Demand for new Class-A inventory in this specific zip code has consistently outpaced supply, driven by strict zoning laws that preserve the neighborhood’s boutique character while limiting mass-market competition.
3. The Art & Design Premium Real estate within designated Arts and Design districts historically commands a premium over adjacent neighborhoods.
Cultural Asset: The neighborhood’s identity is anchored by large-scale sculptures, the Arts Garage, and "Artists Alley," creating a built-in amenity set that cannot be replicated by standard developments.
Identity: By positioning this project within the "Design District," we align the asset with a lifestyle of curation and luxury, directly supporting our high-value development and disposition strategy.
Strategic Overview: The Design District Development
Location & Vision
Strategically anchored in the Design District of South Florida—historically known as Pineapple Grove—this development represents the next generation of residential excellence. By positioning the asset within this high-barrier-to-entry cultural hub, we leverage the area’s walkability, artistic heritage, and rapid economic expansion to attract a premium demographic.
Operational Strategy: Vertical Integration
To deliver the architectural caliber required by the Design District, the project is structured to maximize value through strict vertical integration. By controlling the entire lifecycle—from land acquisition and design to construction and management—we eliminate third-party inefficiencies and ensure the final product meets the exacting standards of this luxury corridor. This streamlined approach mitigates development risk and allows us to execute with precision in a supply-constrained market.
Financial Objective: Development & Disposition
The investment thesis is predicated on a disciplined development and disposition strategy. Rather than seeking long-term hold periods, our objective is opportunistic value creation followed by a defined exit. We aim to capitalize on the premium valuations unique to the Design District, targeting a liquidity event upon stabilization to maximize the internal rate of return (IRR).
EB-5 Structure & Compliance
As the designated Job Creating Entity (JCE), the development is sponsored by a premier Regional Center, ensuring comprehensive compliance for our Class 1 Members. This structure not only secures the capital stack but also aligns our financial goals with the immigration requirements of our investors, providing a transparent pathway to job creation and capital repayment.
Sponsorship & Compliance: A Framework for Investor Security
The Regional Center Advantage While the project serves as the Job Creating Entity (JCE), it is sponsored by a USCIS-designated Regional Center. This relationship is a strategic choice designed to de-risk the immigration process for our investors. Unlike direct EB-5 investments that rely solely on direct employment, our Regional Center sponsorship allows for the calculation of indirect and induced job creation. This economic modeling creates a significant "job cushion," ensuring that the necessary employment figures are met well before the project is completed, providing a safer path to Green Card approval.
Independent Oversight & Governance The Regional Center acts as a layer of independent oversight between the investor and the development activities. Their role includes:
Compliance Monitoring: Continuous auditing of the JCE to ensure funds are deployed strictly in accordance with the business plan and USCIS regulations.
Construction Validation: Verifying construction milestones and expenditure to accurately track job creation in real-time.
Reporting Standards: Managing the rigorous documentation required for I-526E (Project Application) and I-829 (Petition to Remove Conditions) filings.
Commitment to Class 1 Members For our Class 1 Members, this structure provides peace of mind. The Regional Center’s primary mandate is to protect the immigration intent of the investor. By separating the role of development (executed by the JCE) from the role of compliance (managed by the Regional Center), we eliminate conflicts of interest and ensure that the project remains focused on its two primary goals: delivering a profitable Design District asset and securing permanent residency for our partners.
