Necessity retail
Services, food, pharmacy, and daily needs: tenants shoppers visit on repeat.
Private real estate syndication
Disciplined capital in small-format income real estate
Passive cash flow + profit participation for accredited investors. We acquire necessity-based retail in growth markets, with conservative underwriting, manager co-investment, and reporting you can actually use.
Distributable cash flow focus
Reg D 506(c)
Sponsor alignment
Key parameters
~$3M–$20M
Target purchase range
9%+
Cap rate focus
Passive income
Distributable cash flow from operations (offering-specific)
70% / 30%
Investors / sponsor on residual cash per PPM
Necessity retail
Small-format strip and service retail where daily demand supports durable cash flow.
Aligned economics
Investor-first distribution framework, sponsor co-investment, and reporting built for serious capital.
Disciplined process
Underwriting and diligence narrative you can review with counsel and tax advisors.
Where we operate
Built for investors who want clarity, not noise
Strip retail, disciplined leverage, and repeatability. Imagery below reflects the asset class and professional standard we target.
Institutional process
Underwriting, diligence, and investor communications designed for serious capital—including cost segregation and 1031 exchange planning where appropriate (not tax advice; consult your CPA and QI).
Secondary growth markets
Demographic stability and traffic patterns, not trophy coastal bidding wars.
Syndication
Why real estate syndication
Passive exposure to commercial cash flow, with a sponsor whose incentives are tied to yours.
Passive, professional execution
Investors participate in commercial real estate cash flow without day-to-day asset management. We emphasize transparent reporting and disciplined asset oversight.
Conservative underwriting
We prioritize capital preservation: in-place income, occupancy discipline, and a 15-point investment framework (the Business Bible) for every opportunity.
Alignment
Sponsor co-investment is targeted on every deal. We succeed alongside investors: investor distributions and return of capital come ahead of sponsor profit participation, as documented in each PPM.
Framework
The Business Bible (15 principles)
Every opportunity is screened against a written investment doctrine: capital preservation first, no heroic assumptions, and alignment between sponsor and investors.
Capital allocation (1-4)
- Capital preservation: pass on marginal deals
- Conservative underwriting only
- Cash flow day one: in-place income
- Manager co-investment 5-10% per deal
Risk management (5-8)
- Tenant diversification (e.g., <35% from one tenant)
- Lease rollover discipline
- Secondary/tertiary market selection
- Conservative exit cap assumptions
Operations (9-12)
- Professional property management with oversight
- Quarterly investor reporting
- Performance tracking (NOI, occupancy, returns)
- Active lease strategy and renewals
Growth & platform (13-15)
- 3-5 year optimization cycles
- Repeatable processes for scale
- Institutional-quality standards
FAQ
Common questions
Educational overview only—not investment advice or an offer.
What does Stoneforge Investments do?
Stoneforge Investments LLC sponsors private real estate syndications—typically necessity retail—that pool accredited investor capital under Regulation D Rule 506(c). This site describes our philosophy and process; it is not an offering.
Who may invest in Stoneforge offerings?
Offerings are limited to accredited investors as defined by SEC rules. Suitability, verification, and subscription documents are handled outside this website for each private placement.
Does this website constitute an offer to buy securities?
No. Nothing on this site is an offer to sell or solicitation of an offer to buy. Securities are offered only through private placement documents after investor qualification and accredited investor verification—not inferred from website browsing alone.
How do I learn more or speak with the team?
Accredited investors may use the Contact page to request a conversation or schedule a call. Response times are typically 24–48 business hours.
How does Stoneforge order investor cash flow?
Cash flow is allocated in layers—operating costs and debt first, then passive income from distributable cash flow, then splits and sale proceeds after distributions and return of capital—exactly as written in each offering’s operating agreement and PPM. This site is educational only; it is not a substitute for those documents.
Investor education
Foundation reads
Long-form guides aligned with how we underwrite and communicate—starting points for diligence, not a substitute for offering documents.
Investment overview
Executive summary of strategy, target profile, structure, and investor process—how we think about small-format income properties before any specific offering.
Necessity vs discretionary retail
Demand patterns when tenants serve everyday needs versus discretionary spend—and what still breaks in a real rent roll.
Syndication waterfall basics
How distributable cash flow, splits, and return of capital are ordered—why the operating agreement and PPM are the source of truth, not blog summaries.