Prosperity Commons is a 16-bed VA Clinical Treatment facility in Winston-Salem, NC with a confirmed federal grant agreement. We are raising $350,000 in Round 1 to complete the campus and open October 1, 2026.
Round 1 opens Building 1 by October 1, 2026 — the hard federal deadline. Round 2 builds the full 80-bed campus with four new fourplexes and a dedicated clinical training center. Round 1 investors get first right of refusal on Round 2.
Every dollar of Round 1 capital has a specific, time-bound purpose aligned to the October 1, 2026 federal deadline.
| Use of Funds | Amount | Purpose | % of Raise |
|---|---|---|---|
| Building 1 Renovation — Units 2, 3 & 4 | $80,000 | Finish-level renovation to VA inspection-ready condition by Aug 1, 2026 | 22.9% |
| Startup Costs (FF&E, EHR, Training, Insurance, Legal) | $56,000 | One-time launch costs including $38K furnishings, BestNotes EHR, staff training | 16.0% |
| Modular Office/Clinical Trailer (Setup + 24-Month Lease) | $45,600 | Immediate administrative and clinical space while Buildings 2–5 are under construction | 13.0% |
| Operating Bridge (12 Months) | $84,000 | Covers personnel and operating costs while VA per diem payment cycle normalizes (45-day lag) | 24.0% |
| Legal & Securities Compliance | $8,000 | PPM preparation, Subscription Agreement, SEC Form D filing | 2.3% |
| Contingency Reserve (15%) | $40,000 | Construction overruns, site assessment, unforeseen costs | 11.4% |
| Working Capital Reserve | $36,400 | 3-month operating reserve post-stabilization | 10.4% |
| TOTAL | $350,000 | 100% |
No market-rate tenants. No vacancy risk from inability to pay. No speculative demand. Every dollar flows from U.S. Treasury or North Carolina Medicaid.
NCGDI (501(c)(3) nonprofit) operates the programs and holds the payer contracts. Carolina Growth Holdings, LLC (for-profit) owns the campus and leases it to NCGDI under a master lease of $3,000/month base plus $300/month per occupied bed. Projections below reflect the base case: Building 1 GPD operations from October 2026, Tier 2 outpatient billing from 2028 as Buildings 2–5 open, and Tier 3 residential per diem live in 2028.
| FY | GPD (B1) | Tier 2 Outpatient | Tier 3 Residential | Total Revenue | Operating Expenses | Net Surplus |
|---|---|---|---|---|---|---|
| 2027 | 514 | — | — | 514 | 606 | (92) |
| 2028 | 748 | 800 | 900 | 2,448 | 2,298 | 150 |
| 2029 | 762 | 1,900 | 3,150 | 5,812 | 5,433 | 379 |
| 2030 | 778 | 1,938 | 3,700 | 6,416 | 5,976 | 440 |
| 2031 | 793 | 1,977 | 3,774 | 6,544 | 6,092 | 452 |
| 2032 | 809 | 2,016 | 3,850 | 6,675 | 6,210 | 465 |
| 2033 | 825 | 2,057 | 3,927 | 6,809 | 6,330 | 479 |
| 2034 | 842 | 2,098 | 4,005 | 6,945 | 6,452 | 493 |
| 2035 | 859 | 2,140 | 4,085 | 7,084 | 6,578 | 506 |
| 2036 | 876 | 2,183 | 4,167 | 7,225 | 6,704 | 521 |
| 10-Yr | 7,806 | 17,109 | 31,558 | 56,472 | 52,679 | 3,793 |
| FY | Lease Income | Mortgage + Property Costs | Property NOI | Preferred Return Due | Cash After Preferred |
|---|---|---|---|---|---|
| 2027 | 68 | 55 | 13 | 35 | (22) |
| 2028 | 140 | 55 | 85 | 196 | (111) |
| 2029 | 480 | 55 | 425 | 280 | 145 |
| 2030 | 480 | 55 | 425 | 280 | 145 |
| 2031 | 480 | 55 | 425 | 280 | 145 |
| 2032 | 480 | 55 | 425 | 280 | 145 |
| 2033 | 480 | 55 | 425 | 280 | 145 |
| 2034 | 480 | 55 | 425 | 280 | 145 |
| 2035 | 480 | 55 | 425 | 280 | 145 |
| 2036 | 480 | 55 | 425 | 280 | 145 |
| 10-Yr | 4,048 | 550 | 3,498 | 2,471 | 1,027 |
Preferred return coverage: CGH leases Building 1 to NCGDI (Lease A: $3,000/month base plus $300 per occupied bed) and Buildings 2–5 to Carolina Growth Clinical Care, LLC (Lease B: $3,000/month base plus $550 per occupied bed from each building’s delivery). At stabilization, combined CGH property NOI of ~$423K covers the full $280K annual preferred return obligation at ~1.5× coverage, with ramp-period accrued preferred cleared as Lease B income comes online. Lease A is subject to independent fair-market-value documentation and NCGDI board approval with interested parties recused.
Every person on this team holds a credential, relationship, or license that another team simply cannot replicate. This isn't a startup — it's a credentialed platform.
The October 1, 2026 operational deadline is established by 38 CFR § 61.30(c). This is not a business projection — it is a federal regulatory requirement.
10% preferred return for Round 1 investors — paid annually from CGH distributable cash flow before any distributions to common equity or management profit sharing.
| Investment Amount | Annual Return (10%) | 5-Year Total Return | 10-Year Total Return | Coverage at Yr 3 NOI |
|---|---|---|---|---|
| $25,000 (minimum) | $2,500/year | $12,500 | $25,000 | 59.4× covered |
| $50,000 | $5,000/year | $25,000 | $50,000 | 29.7× covered |
| $100,000 | $10,000/year | $50,000 | $100,000 | 14.8× covered |
| $175,000 | $17,500/year | $87,500 | $175,000 | 8.5× covered |
| $350,000 (full round) | $35,000/year | $175,000 | $350,000 | 4.2× covered |
Coverage calculated against Year 3 base case NOI of $1,484,108. At 200% waiver rate, Year 3 NOI reaches $2,527,259 — coverage increases proportionally.
Express your interest below. We will send you the NDA and full Private Placement Memorandum prepared by securities counsel. No commitment is made until you review and sign the Subscription Agreement.
IMPORTANT LEGAL NOTICE: This website is provided for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy securities. This offering is made exclusively to accredited investors as defined under Rule 501 of Regulation D. Securities offered pursuant to Regulation D Rule 506(b) have not been registered with the Securities and Exchange Commission and are subject to restrictions on resale. No general solicitation is being made. Prospective investors should conduct their own independent due diligence and consult with their legal, financial, and tax advisors before investing. Investing in private securities involves substantial risk, including potential loss of the entire investment. A formal Private Placement Memorandum will be provided to qualified investors prior to any investment commitment. Carolina Growth Holdings, LLC is a North Carolina limited liability company.