Active offering
Hampton Hills
A 94-unit build-to-rent duplex community in Richmond, Kentucky. Now raising $5.5M in equity.
$5.5M
Total equity raise
$100K
Minimum, accredited investors only
SPV
Single-asset structure
A purpose-built rental community.
94 duplex homes on 21.4 acres, 20 minutes south of Lexington on the I-75 corridor, in one of Kentucky’s fastest-growing cities.
Three floor plans are designed for the market’s deepest renter pool: young professionals, educators and families priced out of buying. Every duplex lot is individually platted, which gives the project a second exit through unit-by-unit sales.
Fully entitled and engineered. Capital enters right before vertical construction, with no entitlement risk.
94
Duplex units
21.4
Acres
3
Floor plans
18%
Target LP IRR
Target returns
The return profile.
Target LP IRR
Annualized target return, net to limited partners.
18%
8%
Preferred return
Paid to LPs first, before the sponsor shares in profits.
2.3x
Target net equity multiple
Target total return on invested capital over the hold.
80 / 20
LP / GP split after the preferred return
7.12%
Target fund-level yield on cost
48 mo
Projected investment term, 5.25% underwritten exit cap
Targets, not guarantees. See the offering documents for full terms and risk factors.
Three plans, one renter pool.
Single-level and two-story duplexes with garages and yards. Projected rents of $1,650 to $1,950, about $175,500 gross per month at full occupancy.
The Cedar
$1,650 /mo
1,006 SF rambler2 bed, 2 bath, 1-car12 units
The Aspen
$1,850 /mo
1,282 SF two-story3 bed, 2.5 bath, 1-car42 units
The Willow
$1,950 /mo
1,590 SF two-story3 bed, 2.5 bath, 2-car40 units
Kentucky Modern finishes
Stone, brick and composite siding outside. Quartz countertops, GE stainless appliances and durable LVT flooring inside.
Smart-home standard
Smartphone control of the front-door lock, doorbell camera, thermostat and water-leak detection in every unit.
Directly off Hampton Way, just west of I-75, with a wooded buffer to the west.
21.4 acres, site work underway.
A commuter-shed location. Renters keep Lexington paychecks and pay Richmond rents.
Within 5 minutes
I-75 access, retail, grocery and dining, Madison Middle School
10 to 15 minutes
Eastern Kentucky University, downtown Richmond, Baptist Health, Walmart and Lowe’s
20 to 30 minutes
Lexington employment base and the University of Kentucky
Regional
Blue Grass Airport in 40 minutes. Cincinnati or Louisville in about 1 hr 40 min
129,468 SFTotal rentable square feet
4.4 units / acreIndividually platted duplex lots
Utilities in placeWater, sewer, electric and fiber
The market
Why Richmond, Kentucky.
A university town and commuter shed for the 530,000-person Lexington MSA, anchored by Eastern Kentucky University, Baptist Health, Toyota and a growing logistics base. Population is up 12.6% since 2020, the median age is about 28, and 60% of households rent.
$300K
Buying is out of reach
Median home values have climbed to $290K to $310K. At today’s rates, first-time buyers and young families are renting longer.
~5%
The rental market is tight
Vacancy hovers near 5% with continued rent growth, strongest in new-construction BTR. Three-bedroom rentals command $1,700 to $2,100.
~250
New supply is limited
Richmond delivers only 200 to 270 housing units a year across all product types. Professionally managed rental communities barely exist.
The missing middle.
More space and privacy than an apartment, at a price below a mortgage. New-construction 2 and 3 bedroom duplexes with garages, yards and professional management.
Development and investment timeline.
Units lease as they finish. Absorption is modeled conservatively at 5 units per month against Richmond permit and absorption data.
Apr 2026Site work begins
Aug 2026Vertical construction begins
Jan 2027First units complete and leasing
Apr 2029Full development completion
Fall 2029Asset taken to market
Mid 2030Projected sale of asset
More than one way out.
01
Stabilize the asset
Institutional-grade books, records and smart infrastructure from day one.
02
Engage a national broker
A BTR-focused brokerage runs a national institutional sale about 12 months before completion.
03
Sell, or hold
If institutional pricing softens, platted units can sell one by one, or a bridge facility carries the asset while investors collect cash flow.
Risks, managed.
Material costs
Fixed-cost GC bids, a $1.3M cash contingency and additional loan capacity held in reserve.
Interest rates
Conservative loan-to-value at stabilization and a broad lending network for bridge options.
Lease-up pace
Delivery matched to local absorption, with rents held flat for the first 24 months.
Exit conditions
Unit-by-unit sales and an extendable hold keep the partnership from forced selling.
Investor information
Request the Hampton Hills investor package.
Accredited investors can request the materials specific to this offering.
- Full investment deck and proforma
- Underwriting assumptions and sources and uses
- Private Placement Memorandum and subscription documents
- A call with the Lone Tree capital team
Tell us about your interest
This page is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any investment involves a high degree of risk, including potential loss of principal, and is suitable only for accredited investors as defined under Regulation D of the Securities Act of 1933. Targets and projections are not guarantees, and actual results may differ materially. Prospective investors should review the Private Placement Memorandum and related offering documents and consult their own financial, legal and tax advisors before investing.