Dean Myerow’s Post

Are you in the game and moving toward your goal? In real estate, just like in life, you’re either moving forward or you’re falling behind. This business demands constant adaptation and resourcefulness. I’ve seen too many players sink because they couldn’t keep pace with the changes or find solutions when obstacles popped up. Those who succeed 🏆 aren’t just the ones with the best opportunities; they’re the ones who outthink and outwork the challenges that come their way. You have to swim, navigate the currents, and stay ahead of the game. If not, you’re not going to last long in this competitive arena. Southern Waters Capital Zack Toyota Ray Mazzie Andrew Sinclair Jack Tanenbaum David Thomas #strongwill #win #cre #development

Congratulations to my boy Benjamin Myerow on your success. Building great relationships, obtaining valuable market knowledge and keeping the nose to the grindstone will continue to take you far. -Dad

The dream team is back together and even stronger. 🏆 Great to have Zack Toyota in the house as Director of Market Development building upon the firm’s success and expanding our capital advisory business and 3rd party development/owner’s rep platform. Vamos!! Let’s GO!!!

Let’s Chat About Yield on Cost vs. IRR in Development 🏗️ Ever find yourself pondering the best way to gauge the profitability of a ground-up development project? You’re not alone! Let’s dive into two key concepts essential for developers and investors alike: Yield on Cost (YOC) and Internal Rate of Return (IRR). Don’t worry— I will try and keep it simple and straightforward! So, What’s Yield on Cost (YOC)? Think of YOC as the “bang for your buck.” 💥 💵 • In Plain English: It’s the annual return you’re expecting to earn based on what you’ve spent on the project. • Why It Matters: It gives you a quick snapshot of whether your project is likely to be profitable once it’s completed. Imagine this: You build an apartment complex for $10 million, and once it’s fully rented out, it brings in $1 million per year after expenses. That means your YOC is 10%. That's for illustrative purposes, generally in today's real world of development 7%+ is the metric a project needs to generate institutional investor interest. 👍 And What About Internal Rate of Return (IRR)? IRR is like the “big picture” of your investment over time. 🤳 • In Plain English: It’s the average annual return you’re expected to earn throughout the entire life of the project, considering all the money going in and out. • Why It Matters: It takes into account the timing of cash flows, meaning it values money today more than money tomorrow. Think of it this way: IRR is your project’s report card over time, showing how well it’s performing each year until you sell or exit. Why Should You Care About Both? • YOC gives you a quick check to see if the project makes sense right now compared to other opportunities. • IRR tells you how profitable the project is over the long haul, including all the ups and downs along the way. Bringing It All Together in Ground-Up Development 💡 Bottom Line: By considering both YOC and IRR, you get a fuller picture of your project’s profitability. It’s like checking both the weather forecast 🌦️ and the climate trends before planning a big outdoor event—you want to be prepared for both today and the future! Southern Waters Capital in addition to developing its own projects acts as owner's rep/fee developer on creditworthy projects. Our capital markets advisory may be able to #lend or invest as a Co-GP at the early stages of ground-up development in the #sunbelt. Let’s build smarter and invest wiser together! 🚀 #RealEstateDevelopment #InvestmentInsights #YieldOnCost #IRR #GroundUpDevelopment #SouthernWatersCapital Ray Mazzie Zack Toyota Andrew Sinclair Jack Tanenbaum

Exciting News from the Space Coast: Our Shovel-Ready Project for 94 Manufactured Homes in Cocoa, FL! 🚀🏡 We’re thrilled to announce that Southern Waters Capital has completed entitlement for Canaveral Landing, a 94-unit manufactured home community in Cocoa, Florida! 🏗️ This project is now shovel-ready, and we’re eager to contribute to the vibrant growth of this incredible region. The Space Coast isn’t just about rocket launches and beautiful beaches—it’s a thriving hub for industries like aerospace, defense, technology, and manufacturing. Giants like SpaceX, Blue Origin, Lockheed Martin, and NASA - National Aeronautics and Space Administration 🚀 call this area home, creating thousands of jobs and attracting top talent from around the world. ✨ But with rapid job growth comes a pressing need: attainable housing for the hardworking individuals powering these industries. That’s where our manufactured home community comes in. Manufactured homes offer a viable and important housing solution, providing quality, affordability, and a sense of community—all without compromising on comfort or amenities. Navigating the entitlement process for manufactured housing in Florida is no easy feat. From zoning hurdles to land use approvals, it’s a complex journey that requires dedication and expertise. We’re proud to have successfully navigated these challenges to bring much-needed housing options to the Space Coast workforce. 🌟 For investors, this project represents a unique opportunity to be part of the growth story in one of Florida’s most dynamic regions. With high demand for affordable housing and limited supply, the potential for strong returns is significant. 📈 So, whether you’re passionate about community development, interested in investment opportunities, or excited about the Space Coast’s growth, we’d love to connect! #SpaceCoast #CocoaFL #SouthernWatersCapital #ManufacturedHomes #AffordableHousing #RealEstateInvestment #EconomicGrowth #Aerospace #Florida Southern Waters Capital Ray Mazzie Andrew Sinclair Jack Tanenbaum David Thomas Zack Toyota

Why Ocala, Florida Is the Logistics Hub You Didn’t Know You Needed 🚚 Ever stopped to wonder why so many businesses are flocking to Ocala, Florida? 🤔 Ocala sits right along the I-75 highway, one of America’s longest and most vital arteries stretching from the sunny shores of Miami all the way up to the Canadian border in Michigan. This isn’t just a stretch of road; it’s a superhighway of opportunity connecting eight states and countless economic regions. Being in Ocala means you’re smack dab in the center of action—within reach of over 22 million Floridians! 🌴 With such a prime location, it’s no surprise that industry titans like #Amazon, #Chewy, and #FedEx have planted their flags here. But let’s not forget, with booming business comes a growing need for quality housing. That’s where we at Southern Waters Capital step in. We’re thrilled to be developing over 1,000 new rental units in Ocala, providing attainable rental homes for the workforce that keeps our economy rolling. 🏘️ So next time you’re driving down I-75, remember—it’s more than just a road. It’s a lifeline of commerce, a bridge between communities, and a catalyst for growth with a strong tip of the hat to Ocala Metro Chamber & Economic Partnership for fostering the right business climate. Let’s keep America moving forward! 🚀 #Ocala #I75 #Infrastructure #Logistics #SouthernWatersCapital #RealEstate #Investment #EconomicGrowth #BTR #multifamily #development Southern Waters Capital Ray Mazzie Andrew Sinclair Jack Tanenbaum Zack Toyota David Thomas Kevin Sheilley, CCE Bart Rowland, MEDP Feel free to share your thoughts or reach out if you’re interested in learning more about the exciting developments happening in Ocala!

Fascinating and sad at the same time. It’s not surprising I receive the most consistent inquiries to invest in the sunbelt #BTR and #multifamily come from those escaping NY. 🏃♂️🏃♂️🏃♂️

Financing ground-up development ain’t easy. We get it. 🤯 Give Ray Mazzie or me a ring. Hopefully, we can help you get your project to the next level with the right debt to keep your deal moving forward. #bridgefinancing #land #development #btr #multifamily #debt

As they say, “timing is everything in life” ⏱️ Southern Waters Capital anticipates starts on over 1300 units of rental housing in the next 12 months. If you are an LP investor of #multifamily and #BTR properties looking to get capital invested in the next several months then kindly reach out to me.

The #BTR Dream Team. 🏆 Great getting together. Looking to expanding our business together.