Shovel-Ready Urban Infill.
De-Risked Execution
The Product: Curated "Vertical Estates"
Atelier 105 captures a critical, unfulfilled gap in the Miami Shores market. We are targeting high-net-worth buyers who demand the high-performance execution of new construction, but want to bypass the heavy maintenance of a $4M single-family home or the lack of privacy inherent in a condo tower.
- The "Silence" Premium The US-1 frontage is neutralized by commercial-grade, STC-rated acoustic glazing, transforming a highly accessible corridor into a completely quiet sanctuary.
- Structural Integrity Engineered with a 3-story all-concrete structure and hollow core floors, providing superior fire and acoustic isolation between levels.
- The Vertical Lifestyle Private rooftop "Sky Lounges" equipped with summer kitchens capture the "Urban Estate" feel, offering high-end outdoor entertaining space with zero backyard maintenance.
- The Marine Connection Deeded access to a newly restored seawall and dock on the Biscayne Canal, providing the direct ocean access that the Miami Shores boating demographic demands.
The Market Edge: Turnkey Arbitrage
The Miami Shores submarket currently exhibits a severe "Quality Gap." Modern, turnkey builds are commanding a 100%+ premium over legacy inventory. The market has established a clear price ceiling for new construction well above our basis. By entering the market at an average of $875 PPSF, Atelier 105 offers immediate equity to the buyer while maintaining a $200+ PSF buffer against the current market ceiling.
Base Case Anchor
- Comp: 1259 NE 97th St
- Condition: Standard Renovation
- Market Role: Proven Demand
Atelier 105 (Target)
- Avg. Days on Market: 45 Days (Est.)
- Condition: Turnkey New Build
- Market Role: The Value Play
Market Ceiling
- Avg. Days on Market: < 30 Days
- Condition: Turnkey Estates
- Market Role: The Upside
The Execution Team: De-Risked Vertical Integration
Atelier 105 is managed through a streamlined, vertically integrated structure that eliminates the typical friction between developer and contractor. By housing both the development and the construction under one leadership umbrella, we maintain absolute control over the budget, schedule, and quality execution. This "Design-Build" efficiency ensures a zero-defect delivery and protects investor capital through strict cost caps and senior lender alignment.
Dino C. Jagarnauth
Chris Brook
Capital Stack
Total Project Cost $20.0M
Senior Debt 70%
Total Equity 30%
Target Equity Raise $6.0M
Performance
Projected IRR 27.8%
Equity Multiple 1.61x
Base Case Revenue $24.9M
Target Avg. PPSF $875
Risk & Exit
Loan-to-Value (LTV) 56%
Project Status Shovel Ready
Exit Strategy Unit Sales
Anticipated Term 24 Months
Secure Your Position in Atelier 105
We are now in the final 57-day equity window for this shovel-ready development. With senior debt secured at a conservative 56% LTV and the vertical execution team in place, Atelier 105 represents a uniquely de-risked opportunity to capture the high-growth luxury residential market of Miami Shores. Request the full Offering Memorandum below to review the detailed financial model and project specifications.