Royal Sentry Apartments
84-Unit Fully Occupied Cash Flow + Light Value-Add Upside Apartment Homes in Cincinnati, OH
A strategic multifamily acquisition offering stable cash flow with light value-add potential in one of the Midwest's strongest rental markets.
Meet Your Investment Team
Naren Roy
Technologist & multifamily investor with 20+ long-term rentals and GP roles in multiple syndications, including proven Cincinnati assets
Deb Das, MD
Physician-investor focused on community-driven workforce housing improvements with a passion for resident satisfaction
Deepika Gupta, MD
Multifamily investor & physician with specialized underwriting and market expertise in the Midwest region
Ashish Sharma MD
Real estate entrepreneur with deep acquisitions, capital expenditure management, and operations experience

Trusted with close to $25M Real Estate Investment AUM
Our team brings together complementary skills in real estate acquisition, asset management, and value creation with a proven track record of hundreds of units owned and operated across multiple markets.
Investment At-a-Glance
Property Snapshot
  • 84 units (36 x 1BR, 48 x 2BR)
  • Built in 1978
  • 100% occupancy (stabilized)
  • Well-maintained community
Financial Highlights
  • Purchase Price: $6,325,000 ($75,298/unit)
  • Loan: $5.2M (82% LTV)
  • Interest Rate: Fixed at 5.29% for 7years
  • Equity to table - 1.8M
This offering provides accredited investors access to a cash-flowing workforce housing asset in a resilient market at a favorable basis, with potential for steady appreciation over the 5-year hold period.
Target Returns Snapshot
15-18%
Target IRR
Projected internal rate of return over the 5-year investment period
7-8%
Preferred Returns
Annual cash flow as percentage of initial investment
1.8-2x
Equity Multiple
Total return relative to initial investment amount
9-10%
Cash on Cash Returns
Cash-on-cash return measures an investment property's annual cash flow relative to the total cash invested.

100% Bonus Depreciation available, potentially sheltering all cash distributions from taxes during the hold period.
Hold Period: 4-5 years
Returns are projected based on our execution plan and market analysis. All investments involve risk and past performance does not guarantee future results.
Our Competitive Advantage
Local Market Knowledge
Established presence in Cincinnati with deep understanding of submarket dynamics and neighborhood trends
Operational Discipline
Systematic approach to property management, expense control, and capital improvements
Investor-Focused Strategy
Transparent communication, conservative underwriting, and aligned interests with all stakeholders
Our combined expertise across acquisitions, asset management, and capital raising enables us to deliver consistent performance in competitive market conditions.
Rent Growth Projection

Conservative Growth Approach
Our underwriting assumes 3% annual rent growth, which is below historical averages for the Cincinnati market over the past five years (3.5-4.5%).
This conservative projection allows for:
  • Maintaining high occupancy
  • Steady NOI growth
  • Buffer against market fluctuations
  • Potential upside if market trends continue
Current rents are already affordable relative to area median incomes, supporting our ability to achieve projected increases.
Projected Investor Returns
Discover the compelling financial potential for a $100,000 limited partner investment over a 5-year period. These projections are based on conservative assumptions, demonstrating significant growth and strong returns.
Initial Investment
$100,000
Projected Value (Year 5)
$192,914
Total Return
92.91%
Nearly Doubling Your Investment in 5 Years!
Average Annual Return
An impressive 17-19% projected average annual return over the 5-year hold period.
Internal Rate of Return (IRR)
A strong 15-18% IRR, accounting for the time value of money and cash flows.
Average Cash-on-Cash
A consistent 9-10% average yearly cash flow as a percentage of your initial equity.
This opportunity offers a compelling combination of passive income and substantial capital appreciation, all underpinned by a conservative strategy and a resilient market.
Detailed Investment Analysis
A comprehensive table showing year-by-year projections for a $100,000 limited partner investment over 5 years:
These projections demonstrate a compelling opportunity for passive income and substantial capital appreciation, underpinned by a conservative strategy and a resilient market.
Property Condition & Improvements
Current Condition
Royal Sentry has been well-maintained by prior ownership, with major systems in good condition:
  • Roofs in serviceable condition
  • Recently maintained parking lot
  • Brick Exterior (Low Maintenance)
  • Refreshed landscaping
  • Select interior renovations completed
Planned Improvements
Our due diligence inspection identified minor items requiring attention:
  • Turnovers to make units rent ready
  • General Maintenance
  • Replace Appliances/Water Heaters where necessary
  • Reduce Overhead Costs
  • Renegotiate vendor contracts

$240,000 CapEx reserve already allocated to address all identified items in Year 1
Important Note: None of these items impact current habitability or operations. The property will remain fully stabilized and cash-flowing from day one of our ownership.
Unit Interiors
Units feature functional layouts with ample natural light, full kitchens, and spacious bedrooms. Select units have already received updates by previous ownership.
Property Site Plan & Location
Property Layout
Royal Sentry is thoughtfully designed with multiple residential buildings arranged to maximize green space and provide convenient access to parking and amenities. The layout creates a sense of community while maintaining privacy for residents.
Location Advantages
  • Easy access to major thoroughfares
  • Proximity to employment centers
  • Convenient to shopping and services
  • Established residential neighborhood
Why Cincinnati?
Population Growth
Steady population increases in metro area, with particular growth in renter households
Diversified Economy
Balanced mix of healthcare, education, manufacturing, and services providing employment stability
Housing Demand
Strong need for quality workforce housing with rising homeownership costs pushing more residents to rent
Cincinnati combines Midwestern stability with progressive urban development, creating an ideal environment for multifamily investment. The city's affordability relative to coastal markets attracts both residents and businesses, driving sustainable growth in the rental market.
Cincinnati Westwood Demographics
105,880
Population
Within 3-mile radius
38
Median Age
Of residents
$76,400
Median HH Income
Within submarket
$225K
Median Home Price
In Westwood

Highlights
  • Residence increased 3.4% in Cincinnati from '17-'22
  • Young adults made up 20.0% of Cincinnati total population in 2022
  • Households grew 5.4% from '17-'22
Cincinnati Economic Drivers
Healthcare
Cincinnati Children's Hospital Medical Center, UC Health, TriHealth, Mercy Health (10,000+ jobs)
Education
University of Cincinnati, Xavier University, Cincinnati State (major employers and talent magnets)
Manufacturing
Procter & Gamble, GE Aviation, AK Steel (stable employment base with high wages)
Financial Services
Fifth Third Bank, Western & Southern Financial Group (headquarters operations)
The Cincinnati metropolitan area has added over 200,000 jobs in the past decade, with particular strength in healthcare, advanced manufacturing, and professional services. Recent infrastructure investments, including the redevelopment of the riverfront district and expansion of transportation networks, further support economic growth.
Why Royal Sentry
Assumable Loan with Fixed Interest Rates
Efficient Entity Drop-and-Swap Structure
Low Entry Price per Door ($75K)
High Loan-to-Value (82% LTV)
Tax-Deferred Growth Potential
Consistent Passive Cash Flow with Quarterly Distributions
Strategic Location: Cincinnati
Stabilized, Cash-Flowing, Low-Maintenance Asset
2X Your Investment Potential
Key Risks & Mitigations – Royal Sentry
1
Deferred Maintenance & CapEx Risk
Risk: The inspection shows aging water heaters (many from 2009–2011), electrical safety issues (double taps, missing GFCI), moisture intrusion, pest activity, and other deferred maintenance items that could lead to unexpected expenses.
Mitigation: We've allocated a robust $240,000 CapEx reserve (4% of purchase price) specifically to address these known issues in Year 1. Our experienced team has successfully managed similar properties and budgeted conservatively for all identified repairs.
2
Market Rent Growth Risk
Risk: If Cincinnati rental market experiences slower growth than projected, limiting our ability to achieve target rent increases.
Mitigation: Our underwriting assumes conservative 3% annual growth (below historical 3.5-4.5% averages). Current rents are 5-8% below market, providing immediate upside even without market growth.
3
Property Tax Risk
Risk: Sale may trigger reassessment by school district, raising tax expenses.
Mitigation: Structured as an LLC transfer to minimize tax reassessment exposure which is commonly effective in Ohio. Underwriting includes cushion for tax increases.
4
Operational & Management Risk
Risk: Property management challenges could impact occupancy, tenant satisfaction, and cash flow.
Mitigation: Our team has direct experience managing 25M AUM nationwide. Established relationships with local contractors, vendors, and property management companies ensure smooth operations.
Why Real Estate Outperforms Stocks
Real estate offers distinct advantages over traditional stock investments, providing security, consistent income, and strong growth potential.
  • Tangible Asset Protection: Physical property provides concrete security, unlike abstract paper assets.
  • Cash Flow Generation: Consistent monthly rental income offers predictable returns, unlike uncertain stock dividends.
  • Superior Tax Advantages: Robust tax sheltering via depreciation & 1031 exchanges, beyond limited stock benefits.
  • Inflation Hedge: Rents and property values rise with inflation, protecting purchasing power, unlike stocks which can be hurt.
Real Estate (15%) vs Stocks (10%)
This chart illustrates the general performance trends, showing real estate's steadier, more consistent growth compared to the stock market's higher volatility and overall lower long-term returns.
Source: Historical market data analysis, average annual returns
Deal Structure
$6.325M purchase with 82% loan financing, 5.29% fixed rate for 7 years
Financing
Equity & Fees
Cash Flow
Exit Strategy
Our exit strategy is designed for maximum value realization.
  • Capitalizing on stabilized NOI through operational efficiencies.
  • Achieving premium pricing by targeting quality-focused buyers.
  • Leveraging strong market positioning in the high-demand Cincinnati market.
  • Utilizing comparable sales leverage to maximize exit value.
Hold period: 4-5 years
  • Sufficient time for value appreciation.
  • Market cycle optimization for best exit timing.
  • Target achievement of projected returns.
Tax Advantages
1
Bonus Depreciation → Paper Losses:
Large up-front K-1 losses are passed through to limited partners.
2
Offset Passive Income:
Losses can reduce taxable rental income from both this and other passive investments.
3
Suspended Losses:
Unused losses are carried forward each year indefinitely.
4
Exit Release Rule:
Upon a full sale, suspended losses unlock and can offset all income types, including W-2 wages, even without Real Estate Professional (REP) status.
5
Tax Shield at Exit:
Released suspended losses help offset capital gains and depreciation recapture from the sale.
6
Extra Shelter with REP Status:
If the investor (or spouse) qualifies as a Real Estate Professional, losses can also offset W-2 income during the ownership period.
7
Deferral + Flexibility:
Cash flow is often tax-deferred during the hold period, with a powerful tax shield available at exit.
Investment Processes
Streamlined Investor Experience & Documentation
This section outlines our transparent investment process, covering key documentation requirements and timelines. We detail the due diligence materials provided, the subscription process, the funding timeline, and our commitment to ongoing, clear investor communications.
Acquisition Timeline
PSA & Due Diligence - COMPLETED- AUG 2025
  • PSA signed and 30-day inspection period completed
  • All documents reviewed and financing terms secured
  • Inspection results: Excellent condition
Financing & Transitions - IN PROGRESS
  • Loan processing underway with assumable loan structure
  • Property management firm selected and transition planning active
Closing - SCHEDULED
  • Target closing date: October 26th, 2025
  • Final documentation preparation and fund transfers coordinated
  • Investor distributions to begin Q1-2026
  • Status: On track for October
Investment Summary
Investment Classes Available
Class A: $250K+ investment with 8% preferred returns
Class B: $50K- $250K investment with 7% preferred returns
Quarterly distributions starting Q1
Your Seamless Investor Portal
We partner with Cashflow Portal to provide a secure and streamlined experience for all your investment needs. From documentation to distributions, everything is managed in one centralized hub, designed to build trust and ensure transparency.
Document Management
Access and sign all your Private Placement Memorandums (PPMs) digitally, ensuring secure and convenient compliance.
Tax & Reporting
Easily retrieve your K-1 tax forms for simplified year-end reporting, available directly within the portal.
Distributions & Funding
Receive timely quarterly distributions via ACH or wire, and manage your investment contributions with ease.
The Cashflow Portal ensures your investment journey is efficient, transparent, and always at your fingertips.
Ready to Invest?
Scan the QR code to access the full investor portal and secure your opportunity with Royal Sentry Apartments.
Next Steps:
  • Review detailed investment documents
  • Schedule a personal consultation
  • Secure your allocation