Invest with Hanford
Multifamily Fund I
Hanford Multifamily Fund I offers investors access to three identified value-add apartment communities acquired below replacement cost with assumable, below-market fixed-rate debt across two high-growth tertiary markets with limited institutional competition.
Hanford Multifamily Fund I offers investors access to three identified value-add apartment communities acquired below replacement cost with assumable, below-market fixed-rate debt across two high-growth tertiary markets with limited institutional competition.
Hanford Multifamily
Investment Opportunity
Hanford invests in value-add multifamily opportunities in high-growth secondary and tertiary markets—combining a disciplined acquisition approach with hands-on operating execution to create durable, risk-aware returns for investors.
Identified Assets
Portfolio consists of properties already closed or under contract, providing investors with clear visibility into where capital is deployed. This structure eliminates blind pool risk and accelerates the timeline to cash flow
Compelling Acquisition Basis
Assets are acquired below replacement cost in supply-constrained markets, creating built-in equity at entry. Disciplined pricing provides downside protection and positions the portfolio for strong exit demand
Value-Add Business Plan
Hanford has developed a bespoke business plan for each property, focused on high-impact operational and capital improvements designed to drive rent growth and enhance investor returns
Conservative Capital Structure
Assumable below-market-rate debt lowers cost of capital and supports stronger cash flow from day one. Conservative leverage from low interest rates protects investor capital through market cycles. 1.8x DSCR forecast for 2026
Highlights
Multifamily Fund I Portfolio
Equity Raise
Total Acquisition Cost
Fund Term
Average Cash-on-Cash
Blended Portfolio Interest Rate
Investor Multiple
Invest With Hanford
Fund Assets: Highlights
Fund Assets: Highlights
Built in 2020
180 units
Built in 2020
180 units
Parkside - Longview, TX
Assumed 3.8% Agency loan from developer owner operator with limited multifamily expertise, the property was significantly under-optimized operationally.
Business Plan: Upgraded amenities with added smart-tech entry, utility reimbursement systems, Wi-Fi, and postal lockers.
Rapid Value Creation: Targeted improvements have driven a 14% rent increase within the first 12 months.
180 units
Acquisition Price
~ 17%
Projected Investor IRR
6 years
Estimated Holding Period
Built in 2006
240 units
Built in 2006
240 units
Nantucket - Champaign, IL
Acquired with an assumable 3.1% HUD 241A loan. Well-located with solid construction and attractive unit layouts, the property offers significant rent growth potential through comprehensive amenity upgrades and targeted capital improvements.
Business Plan: Deferred maintenance catch-up, clubhouse renovation, pool, smart-unit technology, managed Wi-Fi, and modernized common areas.
Strong Market Fundamentals: No new market-rate supply planned, driving 3.8% rent growth vs. 0.2% U.S. in 2025, with 6.2% submarket vacancy vs. 8.3% nationally.
$38.6M
Expected Acquisition Price
~ 16%
Projected Investor IRR
7 years
Estimated Holding Period
Built in 2020
180 units
Parkside - Longview, TX
Business Plan: Upgraded amenities with added smart-tech entry, utility reimbursement systems, Wi-Fi, and postal lockers.
Rapid Value Creation: Targeted improvements have driven a 14% rent increase within the first 12 months.
Acquired with an assumable 3.8% Agency loan from a developer-operator with limited multifamily experience. The property was significantly under-managed, creating immediate upside through operational improvements and professional leasing execution.
180 units
Acquisition
Price~ 17%
Projected Investor IRR
6 years
Estimated Holding Period
Built in 2006
240 units
Nantucket - Champaign, IL
Business Plan: Deferred maintenance catch-up, clubhouse renovation, pool, smart-unit technology, managed Wi-Fi, and modernized common areas.
Strong Market Fundamentals: No new market-rate supply planned, driving 3.8% rent growth vs. 0.2% U.S. in 2025, with 6.2% submarket vacancy vs. 8.3% nationally.
Acquired with an assumable 3.1% HUD 241A loan. Well-located with solid construction and attractive unit layouts, the property offers significant rent growth potential through comprehensive amenity upgrades and targeted capital improvements.
$38.6M
Expected Acquisition Price
~ 16%
Projected Investor IRR
7 years
Estimated Holding Period
Built in 2020
180 units
Parkside - Longview, TX
Business Plan: Upgraded amenities with added smart-tech entry, utility reimbursement systems, Wi-Fi, and postal lockers.
Rapid Value Creation: Targeted improvements have driven a 14% rent increase within the first 12 months.
Acquired with an assumable 3.8% Agency loan from a developer-operator with limited multifamily experience. The property was significantly under-managed, creating immediate upside through operational improvements and professional leasing execution.
180 units
Acquisition
Price~ 17%
Projected Investor IRR
6 years
Estimated Holding Period
Built in 2006
240 units
Nantucket - Champaign, IL
Business Plan: Deferred maintenance catch-up, clubhouse renovation, pool, smart-unit technology, managed Wi-Fi, and modernized common areas.
Strong Market Fundamentals: No new market-rate supply planned, driving 3.8% rent growth vs. 0.2% U.S. in 2025, with 6.2% submarket vacancy vs. 8.3% nationally.
Acquired with an assumable 3.1% HUD 241A loan. Well-located with solid construction and attractive unit layouts, the property offers significant rent growth potential through comprehensive amenity upgrades and targeted capital improvements.
$38.6M
Expected Acquisition Price
~ 16%
Projected Investor IRR
7 years
Estimated Holding Period
Built in 2020
180 units
Parkside - Longview, TX
Business Plan: Upgraded amenities with added smart-tech entry, utility reimbursement systems, Wi-Fi, and postal lockers.
Rapid Value Creation: Targeted improvements have driven a 14% rent increase within the first 12 months.
Acquired with an assumable 3.8% Agency loan from a developer-operator with limited multifamily experience. The property was significantly under-managed, creating immediate upside through operational improvements and professional leasing execution.
180 units
Acquisition
Price~ 17%
Projected Investor IRR
6 years
Estimated Holding Period
Built in 2006
240 units
Nantucket - Champaign, IL
Business Plan: Deferred maintenance catch-up, clubhouse renovation, pool, smart-unit technology, managed Wi-Fi, and modernized common areas.
Strong Market Fundamentals: No new market-rate supply planned, driving 3.8% rent growth vs. 0.2% U.S. in 2025, with 6.2% submarket vacancy vs. 8.3% nationally.
Acquired with an assumable 3.1% HUD 241A loan. Well-located with solid construction and attractive unit layouts, the property offers significant rent growth potential through comprehensive amenity upgrades and targeted capital improvements.
$38.6M
Expected Acquisition Price
~ 16%
Projected Investor IRR
7 years
Estimated Holding Period
Built in 2020
180 units
Parkside - Longview, TX
Business Plan: Upgraded amenities with added smart-tech entry, utility reimbursement systems, Wi-Fi, and postal lockers.
Rapid Value Creation: Targeted improvements have driven a 14% rent increase within the first 12 months.
Acquired with an assumable 3.8% Agency loan from a developer-operator with limited multifamily experience. The property was significantly under-managed, creating immediate upside through operational improvements and professional leasing execution.
180 units
Acquisition
Price~ 17%
Projected Investor IRR
6 years
Estimated Holding Period
Built in 2006
240 units
Nantucket - Champaign, IL
Business Plan: Deferred maintenance catch-up, clubhouse renovation, pool, smart-unit technology, managed Wi-Fi, and modernized common areas.
Strong Market Fundamentals: No new market-rate supply planned, driving 3.8% rent growth vs. 0.2% U.S. in 2025, with 6.2% submarket vacancy vs. 8.3% nationally.
Acquired with an assumable 3.1% HUD 241A loan. Well-located with solid construction and attractive unit layouts, the property offers significant rent growth potential through comprehensive amenity upgrades and targeted capital improvements.
$38.6M
Expected Acquisition Price
~ 16%
Projected Investor IRR
7 years
Estimated Holding Period
Built in 2020
180 units
Built in 2020
180 units
Parkside - Longview, TX
Acquired with an assumable 3.8% Agency loan from a developer-operator with limited multifamily experience. The property was significantly under-managed, creating immediate upside through operational improvements and professional leasing execution.
Business Plan: Upgraded amenities with added smart-tech entry, utility reimbursement systems, Wi-Fi, and postal lockers.
Rapid Value Creation: Targeted improvements have driven a 14% rent increase within the first 12 months.
180 units
Acquisition
Price
~ 17%
Projected Investor IRR
6 years
Estimated Holding Period
Built in 2006
240 units
Built in 2006
240 units
Nantucket - Champaign, IL
Acquired with an assumable 3.1% HUD 241A loan. Well-located with solid construction and attractive unit layouts, the property offers significant rent growth potential through comprehensive amenity upgrades and targeted capital improvements.
Business Plan: Deferred maintenance catch-up, clubhouse renovation, pool, smart-unit technology, managed Wi-Fi, and modernized common areas.
Strong Market Fundamentals: No new market-rate supply planned, driving 3.8% rent growth vs. 0.2% U.S. in 2025, with 6.2% submarket vacancy vs. 8.3% nationally.
$38.6M
Expected Acquisition Price
~ 16%
Projected Investor IRR
7 years
Estimated Holding Period
Fund Advantages
Risk Mitigation and Enhanced Returns Through Diversification
Risk Mitigation and Enhanced Returns Through Diversification
Hanford Investments delivers strong risk-adjusted multifamily returns through a disciplined portfolio approach, hands-on value creation, and investor-first transparency. Backed by over 39 years of combined experience, a leadership culture built on military service, and a strong track record in overlooked growth markets.
Hanford Investments delivers strong risk-adjusted multifamily returns through a disciplined portfolio approach, hands-on value creation, and investor-first transparency. Backed by over 39 years of combined experience, a leadership culture built on military service, and a strong track record in overlooked growth markets.
Built-In Downside Protection
Diversified Exposure, Simplified Access
A single fund commitment provides exposure across multiple multifamily assets and markets, reducing concentration risk without requiring investors to separately source, diligence, and manage individual deals.
Diversified Exposure, Simplified Access
A single fund commitment provides exposure across multiple multifamily assets and markets, reducing concentration risk without requiring investors to separately source, diligence, and manage individual deals.
Single-Allocation
One commitment provides diversified multifamily exposure—without having to source, diligence, and manage multiple deals.
Single-Allocation
One commitment provides diversified multifamily exposure—without having to source, diligence, and manage multiple deals.
Asset-Level Risk Isolation
Separate property LLCs isolate asset-level risk while preserving consolidated portfolio reporting.
Asset-Level Risk Isolation
Separate property LLCs isolate asset-level risk while preserving consolidated portfolio reporting.
Optimized Capital Deployment
Centralized execution enables capital to be allocated dynamically across assets as conditions and opportunities evolve.
Optimized Capital Deployment
Centralized execution enables capital to be allocated dynamically across assets as conditions and opportunities evolve.
Flexible Exit Strategy
Portfolio sales targeted in Year 6 and 7 to maximize value, with flexibility for opportunistic individual asset dispositions based on market conditions.
Flexible Exit Strategy
Portfolio sales targeted in Year 6 and 7 to maximize value, with flexibility for opportunistic individual asset dispositions based on market conditions.
Simplified Administration
One relationship, one reporting package, one K-1, while still getting multi-asset diversification.
Simplified Administration
One relationship, one reporting package, one K-1, while still getting multi-asset diversification.
Fund Access
Explore the Multifamily Fund
Schedule a call with our team to review the fund materials, walk through the portfolio, and discuss participation. We’re happy to share the full presentation deck and answer questions directly.
