In partnership with
Rise Silver Lake
One hundred thirty six units in Raleigh, North Carolina. Bought off market at roughly $163,000 a door, which is more than thirty percent below what comparable Raleigh assets traded for at the peak. I recorded a full walkthrough of the market, the business plan, and the projected returns. Watch it whenever you have a quiet hour.
Watch the ReplayRegister once and I will send you the replay link along with the full deal materials.
- 136Units
- Raleigh, NCMarket
- $50,000Minimum
- 2 to 5 YearsTarget Hold
- 7%Preferred Return
Projected net returns to Oak and Vine investors across the full hold period. Projections are estimates. They are not guarantees.
Price is the one thing you
can never fix later
You can renovate a unit. You can replace a manager. You can wait out a soft quarter. What you cannot do is go back and buy the building cheaper. Rise Silver Lake came to the sponsor directly from the seller, with no broker running an auction, which is the whole reason the basis looks the way it does.
No broker, no auction
The seller came straight to Rise48. There was no bid process to run the price up. That quiet negotiation is exactly where your margin comes from.
Thirty percent under peak
We are going in at $163,000 per unit. Comparable Raleigh assets traded well north of that two to four years ago, and replacement cost is higher still.
Good asset, better street
Downtown Raleigh submarket, two miles from NC State, minutes from the largest employers in Wake County. Location is the part of a deal that never depreciates.
Units people actually want
The average unit is 1,098 square feet. New construction nearby is far smaller. When a renter has lived with real space, they are slow to give it back.
Renovations we have done before
All 136 interiors get a light scope. Vinyl plank flooring, resurfaced counters and tubs, two tone paint. Nothing experimental. Nothing structural. Budgeted line by line.
Revenue that is not rent
A $165 monthly amenity program adds roughly $253,000 a year. At a five percent cap that is about $5.06 million of value created without touching a rent roll.
1909 Eyrie Court
Raleigh, North Carolina
Today it operates as Remington Place Apartments. Twelve buildings on a wooded site, with a pool, a clubhouse, and a fitness center. One and two bedroom floor plans running from 870 to 1,355 square feet, which is generous by any standard and unheard of in anything built recently.
Raleigh took the supply wave
and kept on growing
For three years everyone worried about how much was getting built in Raleigh. The city absorbed it. Now the cranes are coming down, starts have collapsed, and demand has not slowed a bit. That gap between what gets delivered and what gets leased is the window, and windows do not stay open.
Raleigh grew 1.5 percent last year. The national average was 0.4 percent. Few metros are adding people faster.
Employment sits near 754,000, up fifteen percent from the pre-pandemic peak. The country as a whole managed six.
North Carolina Commerce projects the Raleigh and Durham region adds 146,000 jobs over the next six years.
Buying is out of reach for most people who live here. They are not leaving. They are renting, and they want something decent.
Forecast 2026 deliveries of roughly 3,500 units are about half the recent peak and well under the ten year average.
Absorption is forecast to exceed deliveries in each of the next two years. Vacancy has fallen in six of the last seven quarters.
- 2 miles · NC State University · 9,000+ employees
- 2 miles · Wake County Public Schools · 12,000+ employees
- 8 miles · WakeMed Health & Hospitals · 8,000+ employees
Nothing clever.
Just three things, done well.
I have never been drawn to complicated deals. This one is a light value add executed by an operator who has run the same playbook across 68 properties and more than 12,800 units. No ground up construction. No speculation on a rent number nobody has ever hit.
Renovate all 136 interiors
Every unit gets new vinyl plank flooring, resurfaced countertops and bathtubs, and two tone paint. Materials ship pre kitted from Rise48's own North Carolina warehouse, which is how the timeline and the budget both stay honest.
Launch the amenity program
A $165 monthly amenity fee bundles bulk cable and internet, valet trash, water, sewer, renter's insurance, and lease lock. Residents get one simple bill. At 94 percent occupancy it adds roughly $253,000 of revenue a year.
Grow the NOI, then sell
Higher rents and amenity income compound into net operating income. The plan targets a two to five year hold and underwrites a 5.00 percent exit cap, which is essentially the same cap we are buying at. We are not counting on the market to bail us out.
You should know exactly
who is stewarding your capital
Oak and Vine exists because I wanted a place where faith driven families could put capital to work in real assets without guessing at who was on the other side of the table. I underwrite every deal I bring you, I invest alongside you, and I will tell you plainly when something does not clear the bar.
Rise48 owns its own property management and construction companies, employs more than 300 people full time, and has real infrastructure on the ground in North Carolina. Ten assets, 1,799 units, and 40 plus local employees across offices in Raleigh, Charlotte, and Greensboro. They are not flying in for the closing.
What the track record actually shows
Across eleven full cycle exits, Rise48 projected a 15.4 percent average IRR and delivered an actual average of 70.5 percent, with a 2.11x equity multiple over an average hold of just under eighteen months. The reason is discipline, not luck. Of 1,130 deals they underwrote since 2022, only 34 made it through the model. Rise Silver Lake is one of them. Past performance does not promise anything about the future, and I would not want you to invest as though it does.
Watch it on your
own schedule
I would rather you take your time with this than feel rushed by a live call. The replay covers everything you need to make a real decision, and I am happy to get on the phone afterward if you want to talk it through.
- The Raleigh market data, and why the entry window is open right now
- The business plan in detail: renovations, amenity program, and exit
- The full financial breakdown, including what $100,000 looks like
- How investing through Oak and Vine works and what it means for your net return
- Exactly what happens next if you want to reserve an allocation
Get the replay
Fill this out and I will send you the replay along with the full deal package. No pressure and no follow up sequence you cannot get out of.
You will receive the replay link by email within a few minutes.
The things people ask me first
What is the minimum investment?
Fifty thousand dollars. Allocation details and funding instructions come after the webinar and are spelled out in the offering documents.
Who is eligible to invest?
Anyone can watch the webinar. Eligibility for the offering itself is defined in the official offering documents, and I will walk you through the qualification process personally. If you are not sure whether you qualify, ask me. It is a short conversation.
How do the returns work?
Investors receive a seven percent preferred return first, before any promote is paid. Distributable cash flow above that is split according to the terms in the operating agreement. [[Insert your specific split here.]] Over the full hold the projection is a 22.8 percent IRR, a 6.1 percent average annual return, and a 2.14x equity multiple. Every figure is a projection. None of it is a guarantee.
How long is my money tied up?
The projected hold is two to five years. Cash flow is projected to distribute along the way, though the larger share of the return is projected at sale. Treat this as illiquid capital. If you might need the money in eighteen months, this is not the right home for it.
How do I watch the replay?
Register on this page. The replay and the deal materials arrive by email so you can review everything before the July 16 document deadline.
Is this an offer to invest?
No. This page and the webinar are educational. Any investment can only be made through the official offering documents, which contain the complete terms, the risks, and the disclosures. Please read them, and please have your own advisor read them too.
The funding window closes July 22
Watch the replay, read the documents, pray about it, and talk to your spouse. Then let me know either way. I would rather hear a clear no than a polite maybe.
Watch the Replay