Irving, TX

Realized Deal : Bridgeport Apartments

Sponsored By Vukota Capital Management

Risk Profile
Value-Add
Amount Invested
$455,000
Targeted IRR
14.1%
Actual IRR*
4.6%
Targeted Equity Multiple
2.9x
Actual Equity Multiple*
1.13x
Targeted Hold Period
10.0 years
Actual Hold Period
2.9 years

In June 2017, Vukota Capital Management launched an offering for a 312-unit apartment building in Irving, Texas. The business plan called for adding revenue through a market-supported value-add program. Over the first two years, Vukota planned to spend approximately $2.4 million on unit upgrades and achieve average monthly rent premiums of $142. The renovation plan included new vinyl plank flooring in all units, black GE appliances, modern lighting and plumbing fixtures, resurfaced countertops and backsplash, and two-tone paint.

Project Timeline

Renovations Behind Schedule

June 2019

Renovations started later than expected due to the finalization of scope and stabilization of occupancy was taking longer than anticipated. Renovations began in Q1 2018, but as of Q2 2018, only three units had been renovated, with another ten units in progress.

Renovations Suspended

June 2019

As of Q1 2019, 62 units had been renovated (~20%). The upgraded units were remaining vacant longer than projected due to their higher price point and the sensitivity of the current demographic. This negatively affected occupancy, which decreased to 74% in Q1 2019. In Q2 2019, Vukota elected to cease renovations after only 69 units had been completed. The property was having cash flow issues as a result of the renovations being significantly behind plan. Vukota decided it would continue focusing on leasing efforts and improving operations, and explore an early sale of the asset.

Early Exit

April 2020

Given the saturated and competitive submarket and the inability to turn and lease upgraded units at premium rates as quickly as projected, Vukota decided it was in the best interest of investors to pursue an early exit. It began to market the property in late 2019 and Bridgeport Apartments was officially sold in April 2020, approximately seven years earlier than planned.

Final Outcome

Lack of execution, renovation delays, and a competitive submarket forced Vukota to deviate from the original business plan and exit the investment approximately seven years earlier than planned, achieving lower-than-projected returns for investors.

*Net of fees.

This report contains explanations of a series of events associated with Vukota Capital Management’s Bridgeport Apartments offering that resulted in an approximate 13% (net of fees) absolute return on original equity to investors (including those from the CrowdStreet Marketplace). Certain aspects of the report such as dates of major events and the final outcome are easily verifiable while others, particularly underlying reasons behind the sponsor’s business plan execution, are not. 

The report partially relies upon the sponsor’s explanations, the information contained within sponsor-produced quarterly reports, and conference calls. This analysis is not an assertion of independently verified facts but, rather, is for informational purposes only, to convey CrowdStreet’s understanding of what transpired.

CrowdStreet makes no representation or warranty, express or implied, in relation to the fairness, accuracy, correctness, completeness, or reliability of the information contained in this report. CrowdStreet does not accept or assume any liability, responsibility or duty of care for any consequences of you or anyone else acting, or refraining to act, in reliance on the information contained in this report or for any decision based on it.

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