A projected 20.5% return, backed by a real building.
Here's the overview. Everything below explains how River West works, where the return comes from, how your capital is protected, and how to get started.
F Street River West. A closer look.
A new Class A industrial building in metro Phoenix, built by F Street with Hopewell Development, open now to a select group of accredited investors. Here's the whole picture.
Strong projected return
A projected 20.5% IRR over about two years, with a 7% preferred return paid to you before the sponsors see a dollar of profit.
A real, hard asset
Not a paper share. A physical Class A building on real, entitled land, leased to real tenants.
Tax advantages
You're admitted as a Class A member and receive a K-1. The structure can carry benefits worth reviewing with your advisor.
A short horizon
Capital back in about three years. Built to sell, with a defined finish line rather than an open-ended hold.
One investment. Many harvests.
Think of River West as planting a seed. It grows, and when the project sells, your original capital comes back to you, ready to plant again. The gains it produced are yours to keep.
You plant
Your investment funds a real, high-quality building, not a paper position.
It grows
A 7% preferred return builds as the building is completed, leased, and its value climbs.
You harvest
The project sells, and your capital comes back with your share of the profit.
You plant again
Those same dollars are free for the next F Street deal, while the gains from this one stay yours.
Where River West fits your portfolio.
Most portfolios are heavy on the same few things. River West is a different kind of holding: a real asset, with a short defined horizon, that doesn't rise and fall with the market every day.
A real asset
An actual building on real land, not a share of something abstract.
A short horizon
About three years with a clear exit, not an open-ended hold.
Off the market's rhythm
Its value tracks a building and its tenants, not the daily swing of your stock accounts.
Tax benefits
A K-1, with advantages worth reviewing with your advisor.
Real building. Real spread. Projected 20.5%.
A projected return is only worth as much as the plan behind it. Here's the whole engine in three moves.
Build below value
The building is built for well below what comparable ones sell for. That gap is the foundation of the return.
Lease it up
Strong tenants set the building's income, and its income sets its value.
Sell higher
Comparable buildings trade for meaningfully more than it costs to build this one.
1.45x in about two years
Roughly $1.45 back for every $1 in. A strong multiple in a short window is what drives the 20.5%.
How you get paid, in order: a 7% preferred return first, then 100% of your capital back, then a 50/50 split of the remaining profit. You are paid first.
This isn't the first time.
Anyone can pitch a projection. What matters is who's behind it. The team building River West has done this, at scale, for decades.
Hopewell Development
The day-to-day operator, with a 30-year record, a large industrial portfolio, and a Phoenix office.
F Street
Leads the capital and looks after investors, with a substantial industrial portfolio of its own.
Sun State Builders
The builder, 50-plus years in Arizona, working under a fixed-price contract that caps the cost.
Together
More than 40 million square feet of industrial delivered between them.
Built to protect your downside.
Every real investment carries risk. The difference is whether it's been planned for. Here are the honest questions, and the answer built into River West for each.
Fixed-price build
Costs are capped under a fixed-price contract. Overruns are the builder's problem, not yours.
Reserve fund
A $1.2M reserve carries the building through its first year, so leasing can take the time it needs.
Below-market basis
Built for well below what comparable buildings sell for. That gap is room for the market to move before your capital is exposed.
Two ways out, aligned
A sale to an investor or to an owner-user. And Hopewell has its own money invested alongside yours.
The main risks are lease-up timing, the exit market, and rents achieved. Good returns don't come from ignoring risk. They come from planning for it.
How it stacks up, and vs. what.
To judge River West fairly, set it against the places money like yours usually goes. The edge is a real asset with a defined finish line; the trade-off is a hold instead of daily liquidity.
vs A public real estate fund
A slice of a giant portfolio, priced daily and taxed on a 1099. River West is one specific building you can point to.
vs A rental property
Real estate without becoming a landlord. No tenants, no repairs, no midnight calls.
vs Stocks and bonds
Off the daily swings, with tax treatment a public holding can't offer.
The point
A complement, not a replacement. It does what the rest of your portfolio can't.
Invest through a Self-Directed IRA or 401(k).
You may be able to invest in River West using retirement money you already hold, without pulling it out of tax-advantaged status.
Self-directed account
A Self-Directed IRA or Solo 401(k) lets you hold the investment in a tax-advantaged wrapper, so returns grow without an annual tax drag.
A custodian we work with
If you don't have a self-directed account yet, a custodian we work with can establish one. [Custodian contact, to be confirmed.]
Which one is you?
River West isn't for everyone, and that's fine. But if you see yourself in one of these, it's worth a closer look.
The diversifier
Heavy in stocks, you want one solid, real asset that doesn't move with the market.
The hands-off landlord
You like real estate but you're done with tenants, repairs, and midnight calls.
The tax-minded earner
A strong year, and you want real estate with tax benefits attached.
The retirement investor
You have retirement dollars you'd rather see working in something real.
You've seen it all. Let's talk.
You've seen the plan, the numbers, the team, and how the risk is handled. There's nothing left to explain, just a decision. The closing window is in late August, and allocations are filled in the order they come in.
You're on the list. Mitch is calling.
No need to do anything else, the request is in. Read on below while you wait, or get a head start.
Invest in in-demand industrial real estate.
A new Class A industrial project near Phoenix, one of the country's strongest industrial markets. Led by F Street and Hopewell, proven operators with 40M+ SF delivered, and open now to accredited investors.
The space every
tenant wants, and few can find.
Industrial real estate, the warehouses and distribution buildings behind everything you order online, is one of the most sought-after asset classes in the country. Phoenix sits at the center of it, powered by e-commerce, reshoring, and a wave of new chip manufacturing.
Most of what has been built is enormous, designed for a handful of national tenants. River West is the opposite: a smaller, flexible building with a secured outdoor yard, the exact combination a wide range of growing companies need and almost nobody in Phoenix is building. Strong demand, very little competing supply.
That scarcity is what drives the plan. Lease it quickly, then sell it, either to an investor group or to a company that wants to own the building outright. And because it is being built for well below what comparable buildings sell for, there is margin built in before the doors open. That is real downside protection for your money.
Why invest.
Attractive projected returns
A projected 20.5% IRR and 1.45x on your money over about a two-year hold, underwritten with conservative, grounded assumptions.
Backed by a real asset
Your investment is tied to a physical Class A building on fully entitled land. A tangible asset you can point to, not a paper promise.
Proven operators
F Street and Hopewell have delivered 40M+ SF together. Hopewell brings a 30-year record, $1B+ in assets, and a local Phoenix team.
In-demand product
A smaller, flexible building with a secured yard, the space growing companies want and Phoenix has barely built. Demand is deep, supply is thin.
A clear way out
A defined build-and-sell plan with two possible exit paths, so you know how and roughly when your capital comes back.
Tax advantages
Depreciation and cost-segregation benefits can shelter a meaningful portion of your return. Ask your advisor how it applies to you.
How you get paid.
You're paid first
You earn a 7% preferred return on your investment before the sponsors share in any profit at all.
Your capital returns
After that preferred return, you receive 100% of your original investment back before the split begins.
Then we share the upside
Remaining profit from the sale is split 50/50 between investors and the sponsor team, so interests stay aligned.
You invest as a Class A member of F Street River West, LLC, alongside F Street and Hopewell Development. The offering is made only to accredited investors under Rule 506(c) of Regulation D.
Ready to invest?
Allocations are limited and filled first-come, first-served. Get accredited, review the offering, and join the raise.
This page is not an offer to sell or a solicitation of an offer to buy securities. Any offer is made only through definitive offering documents to accredited investors (as defined in Rule 501(a) of Regulation D) under Rule 506(c) of Regulation D. Projected returns are illustrative, not guaranteed, and actual results may differ materially. Real estate investing involves risk, including possible loss of principal. Consult your own legal, tax, and financial advisors. Interests are offered in F Street River West, LLC, a joint venture of F Street and Hopewell Development.