Investment Opportunity
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Hammock Beach Oceanfront New Build

7055 N Ocean Shore — Palm Coast, FL 32137

A single-family oceanfront residence directly on the Atlantic Ocean. New construction. $1.8M construction loan secured. GP/LP equity raise now open for 6–7 investors. Breaking ground 2026.

Accepting Investors
$25K Minimum

Deal Snapshot

Total Investment $2,493,147
Projected Sale $3,500,000
Gross Profit ~$1,007,000
Structure GP / LP
Preferred Return 8%
Profit Split 50/50 GP/LP
Timeline ~12 Months
The Property

7055 N Ocean Shore, Hammock Beach

New-construction oceanfront residence with direct Atlantic Ocean frontage in Flagler County's premier coastal corridor.

Luxury oceanfront new-construction home — representative of the build at 7055 N Ocean Shore, Hammock Beach FL
Representational — luxury new-build oceanfront construction
🏞

Location

Palm Coast, FL

Hammock Beach — A1A corridor between St. Augustine and Daytona Beach. Flagler County's premier coastal enclave.

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Property Type

New Construction

Single-family oceanfront residence. Custom-designed for the lot with premium finishes and coastal-grade materials.

⚓

Water Access

Direct Oceanfront

Atlantic Ocean frontage with direct beach access. Premium oceanfront lot with unobstructed ocean views and coastal living at its finest.

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Community

Hammock Beach

Jack Nicklaus golf courses, gated oceanfront communities, year-round coastal lifestyle. Ocean Hammock and Cinnamon Beach are neighbors.

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Market Position

$3.5M Target Sale

Comparable oceanfront homes in the region: $1.8M – $10M. Strong buyer demand from both primary and second-home markets.

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Timeline

~12 Months

Breaking ground 2026. Capital raise underway. Target completion and sale within approximately 12 months of construction start.

Why Hammock Beach

Florida oceanfront inventory remains historically tight. New construction on the ocean commands premium pricing and strong buyer demand from both primary and second-home markets. This is where capital wants to be.

Why Now

Construction loan secured at $1.8M. Rates stabilizing. Investor appetite returning to real estate. Single-project deals outperforming platform-based crowdfunding. The window is open.

Market Context

How this deal compares

Three comparable developments in the Hammock Beach corridor — and why this project occupies a category of its own.

🎯

Zero Direct Competition at $3.5M

Of 49 active coastal listings in the Hammock Beach area, none are new-construction single-family oceanfront homes at this price point. Marc’s project sits in the ultra-premium 90th+ percentile — a category with demand but no competing supply.

Island Estates at Hammock Dunes

Ultra-Premium Waterfront
Price Range $800K – $4M+
Lot Size 1–2 acres
Days on Market 106 days avg
Entry Barrier $90K club equity
Positioning Lifestyle / trophy

Positioned for retirees and affluent couples — no investor-facing pitch. Older inventory (1986–1998 builds) mixed with new construction.

Cinnamon Beach at Ocean Hammock

Turnkey Resort Condos
Price Range $450K – $1.1M
Units 275 condos
Rental Yield 5–8% typical
Rental Income ~$60K/year
Positioning Vacation + income

Commoditized inventory. 275 units means low exclusivity. Resort HOA fees erode returns. Positioned for retail buyers, not sophisticated investors.

Hammock Beach Resort

Oceanfront Single-Family
Price Range $475K – $2M+
Total Homes 213 (mostly sold)
Amenities Nicklaus golf course
Availability Limited new lots
Positioning Golf / resort living

213 homes mostly sold out. Limited remaining inventory. Not investor-friendly — high resort HOA fees and golf-centric positioning.

+14%
Flagler County home sales growth YoY
2.3x
Oceanfront price premium vs. community median
+8.5%
Palm Coast median price appreciation YoY
3.6%
Flagler County unemployment rate
The Location

Why 7055 N Ocean Shore

Hammock Beach sits on the A1A Ocean Shore corridor — Flagler County’s most sought-after coastal enclave between St. Augustine and Daytona Beach.

🌊

Direct Atlantic Oceanfront

7055 N Ocean Shore sits directly on the Atlantic Ocean with premium oceanfront footage. The lot offers direct beach access and unobstructed ocean views — the most coveted position in this market that commands the highest premiums. Only 30–40 direct oceanfront lots exist in the entire Hammock Beach corridor.

⛳

Championship Golf & Resort Amenities

Hammock Beach is anchored by Jack Nicklaus-designed ocean courses, full resort clubs, and gated communities. Neighbors include Hammock Dunes, Ocean Hammock, and Cinnamon Beach — each with established resort infrastructure. The area attracts affluent buyers seeking year-round coastal lifestyle with world-class amenities.

🛣

A1A Ocean Shore Corridor

The property is positioned on the A1A corridor — Florida’s iconic coastal highway. This stretch between Flagler Beach and Palm Coast is experiencing rapid growth as buyers migrate from overpriced South Florida and Northeast markets. Hammock Beach is the premium pocket within this corridor.

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Palm Coast: Florida’s Emerging Market

Palm Coast offers the coastal lifestyle of established Florida markets at a fraction of the cost. Median home prices of $509K (up 8.5% YoY) signal growth without bubble territory. No state income tax, strong employment (3.6% unemployment), and improving infrastructure make this a magnet for relocating families and retirees.

Aerial view of A1A along Flagler Beach — the Ocean Shore corridor where 7055 N Ocean Shore is located
A1A · Flagler Beach Corridor
Crystal clear Florida Atlantic coastal waters — the defining feature of the Hammock Beach area
Atlantic Coastline
Luxury coastal residence exterior — the caliber of home being built in the Hammock Beach market
Coastal Lifestyle
30–40
Direct oceanfront lots in the Hammock Beach corridor
85–120 days
Average days on market for premium oceanfront homes
$300–500/sqft
Oceanfront price range in the corridor
Capital Stack

How the project is funded

$1.8M construction loan secured. Raising $624K in LP equity across 6–7 investors. GP commits 10% of total equity.

Funding Structure

72%
25%
3%
Construction Loan
$1,800,000(72%)
LP Equity (Investors)
$624,000(25%)
GP Equity (Developer)
$69,000(3%)
Total Project Cost $2,493,147

Project Budget

Land $750,000
Framing Material/Labor & Truss $150,000
Pool Allowance $100,000
Windows & Doors $140,000
Cabinets, Kitchen, Bath & Bar $65,000
Trim, Interior Doors & Hardware $60,000
Roofing, Painting, Flooring $125,000
Concrete, Slab & Foundation $200,000
MEP (Plumbing, Electrical, HVAC) $112,000
Overhead & Site Supervision $150,000
Other Construction Costs $266,147
Architectural Plans & Engineering $42,535
RE Commission (at sale) $75,000
Total Investment $2,493,147
Projected Sale Price $3,500,000
Project Timeline

From capital raise to exit

A 12-month development cycle from groundbreaking to sale. Construction loan secured. Clear milestones at every phase.

Phase 1

Capital Raise

LP equity raise of $624K across 6–7 investors. Currently accepting commitments. GP equity ($69K) committed.

Phase 2

Permitting & Design

Architectural plans finalized ($42.5K allocated). Engineering, permits, and site preparation. Foundation and slab work begins.

Phase 3

Construction

Full build-out: framing, MEP, roofing, finishes, pool, landscaping. Monthly investor updates with budget vs. actual reporting.

Phase 4

Sale & Exit

List at $3.5M. Premium oceanfront homes in the corridor sell in 85–120 days. Full liquidity to investors upon closing.

💰

$1.8M Construction Loan Secured

Financing is not a risk factor. The construction loan covering 72% of the project cost is already in place. LP equity covers the remaining 28%.

🕑

12-Month Target Timeline

From groundbreaking to sale in approximately one year. Fast capital deployment compared to traditional real estate hold periods of 3–5 years.

Projected Returns

How profits are distributed

8% preferred return to LPs, then a 50/50 profit split between GP and LP investors. Alignment of interests at every level.

Distribution Waterfall

1

Return of Capital

All equity investors (LP and GP) receive their invested capital back first — $693,000 total equity returned before any profit split.

2

8% Preferred Return to LPs

LPs receive an 8% annualized preferred return on their invested capital before the GP receives any promote. On $624K LP equity over ~12 months, that's ~$50K in preferred distributions.

3

50/50 GP/LP Profit Split

After LPs receive their 8% preferred return, remaining profits are split equally — 50% to the GP and 50% to LP investors. This aligns incentives: the developer is rewarded for execution while LPs participate in the full upside beyond their preferred return.

4

Exit via Sale

Target exit at ~12 months via property sale at $3.5M. Hammock Beach oceanfront homes have historically low days-on-market. Clean exit, full liquidity.

Profit Projections

Estimated Gross Profit
~$1M
~40% gross margin on $2.49M total investment
Projected Sale Price $3,500,000
Total Project Cost ($2,493,147)
Gross Profit $1,006,853
LP Preferred (8%) ~$50,000
Total Equity at Risk $693,000
LP Capital Invested $624,000

Projections are estimates and not guaranteed. Actual returns depend on final construction costs, sale price, and timeline. All investments involve risk, including loss of principal.

Why This Deal

What sets this apart from typical real estate investments

From deal structure to market position, here is why Hammock Beach earns your consideration.

🏆

8% Preferred Return

Compare that to 4–5% average savings account rate or 6% typical syndicated deal preferred. Your capital earns more with ShoreRaise — and earns first.

🌊

Oceanfront Location

Zero comparable properties in Hammock Beach at this price point. Atlantic Ocean frontage in one of Florida’s most supply-constrained markets creates intrinsic scarcity value.

🕑

12-Month Hold Period

Traditional real estate syndications lock up capital for 3–5 years. ShoreRaise targets exit in 12 months. Faster deployment, faster returns, less long-term exposure.

📈

50/50 Promote Split

Industry standard is 70/30 GP/LP on profit above preferred return. ShoreRaise splits equally at 50/50 — more upside for you after your preferred return is met.

💰

Construction Loan Secured

The $1.8M construction financing is committed — not aspirational. 72% of the project is debt-funded by a professional lender. LP equity covers 28% of total cost.

Investment Terms

GP/LP structure. Direct access. Full transparency.

One project, one relationship. 8% preferred return to LPs. GP has skin in the game with $69K of their own capital.

01

GP/LP Structure

Limited Partners (LPs) invest equity alongside the General Partner (GP). LPs provide 90% of equity ($624K), GP provides 10% ($69K). The GP manages the project; LPs are passive investors with preferred economics.

02

8% Preferred Return

LPs receive an 8% annualized preferred return on their invested capital, paid before any profit split. After the preferred return, remaining profits are split 50/50 between GP and LP investors. Your return comes first.

03

$25,000 Minimum Investment

Targeting 12–15 investors to fill the $624K LP equity raise. The $25K minimum lowers barriers while keeping allocations meaningful — each investor gets direct access to the GP and a real stake in the deal.

04

Full Lifecycle Updates

Monthly updates from ground-breaking through construction to sale. Milestone tracking, budget vs. actual reporting, and clear communication at every phase. No black box.

05

Clean Exit at ~12 Months

Target exit via property sale upon completion. The Hammock Beach oceanfront market supports strong resale pricing with historically low days-on-market for premium oceanfront homes.

Deal Terms

Structure GP / LP
LP Equity Raise $624,000
GP Equity $69,000
Minimum Investment $25,000
Preferred Return 8% to LPs
Promote Split 50/50 GP/LP
Target Timeline ~12 Months
Target Investors 6 – 7
Exit Strategy Sale at Completion
Accreditation Required

This is not an offer to sell securities. Investment terms are subject to final documentation. All investments involve risk, including potential loss of principal. Past performance is not indicative of future results. Accredited investor status may be required. Projected returns are estimates and not guaranteed.

Risk Disclosure

Investing in real estate involves meaningful risk. Before investing, please carefully consider:

⚠

Market Risk

Property values can decline based on economic conditions, interest rate changes, or shifts in local supply and demand.

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Execution Risk

Construction delays, cost overruns, or permitting issues could extend the timeline and impact returns. The GP manages these risks actively.

⚠

Liquidity Risk

This is not a publicly traded investment. There is no liquid secondary market. Capital is committed until project exit at ~12 months or longer if delayed.

This is not an offer to sell or solicitation of an offer to buy securities. Investment is available only to accredited investors. Past performance is not indicative of future results.

MR

Marc Ravner

Developer & General Partner

25+
Years in Real Estate
NYC + FL
Development Markets
BU + NYU
Education

25 years building, financing, and operating real estate. From luxury rentals in Lower Manhattan to residential credit markets. A career that spans development AND capital — not just one side of the table.

Marc brings institutional-grade discipline to single-project execution. His background in both construction management and capital markets means investors work with someone who understands their language, their concerns, and their expectations. GP equity of $69K ensures alignment — Marc has real money in this deal.

Background & Track Record

New York City real estate development — managed luxury residential properties in Lower Manhattan. Hands-on experience with construction oversight, contractor management, and building operations in one of the world’s most demanding markets.
Capital markets & residential credit — deep experience on the financing side of real estate, not just the development side. Understands how deals are structured, funded, and underwritten from the lender’s perspective.
Flagler County local market expertise — relocated to the Hammock Beach corridor and built relationships with local contractors, architects, and the permitting ecosystem. This deal benefits from boots-on-ground oversight, not remote management.
Education: Boston University + NYU — formal training in business and real estate combined with 25 years of direct execution. Institutional knowledge with entrepreneurial agility.
First Institutional Raise

This is Marc’s first GP/LP syndication.

No track record of syndicated deals — just 25 years of real estate development, financing, and execution. That is exactly why the terms are structured in your favor: lower minimum, better promote split, full transparency on every line item.

✓ Direct access to the developer — no platform fees, no middlemen
✓ Every investor gets a direct line to Marc and full visibility into construction progress
✓ GP puts $69K of their own capital in — alignment, not just alignment language
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✓

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