Mission
Acquire quality land at below-market prices, manage risk through disciplined due diligence, and build a profitable, self-sustaining land investment business.
Confidential · Prepared for investor review
2026 Land Investment Strategy
A focused land acquisition, resale, seller-finance, and strategic-hold model targeting undervalued rural parcels across southeastern North Carolina.
Section 1
Company Overview
Cromartie Farms LLC acquires undervalued rural land through disciplined due diligence, conservative capital allocation, and multiple exit strategies. Target sources include county surplus properties, tax foreclosure parcels, estate-owned land, delinquent tax parcels, and vacant inherited property.
Risk Management
- Diversified acquisition portfolio
- Strict due diligence standards
- Multiple sales strategies
- Operating reserves and reinvestment discipline
Platform Access
Realty IP Platform Gateway
This investor base page now acts as the front-facing presentation layer. Qualified users can continue into the operating platform for live property intelligence, asset records, due diligence status, portfolio monitoring, watchlist intelligence, and acquisition pipeline workflow.
Open Realty IP Platform ↗
Current platform URL: cromartiefarms.pages.dev
Capital Plan
Use of Funds
Initial capital is allocated primarily to property acquisitions, with legal/closing support and enough marketing/operations reserve to move inventory.
$50K
Property Acquisitions$35,49871%
Closing Costs & Legal Fees$7,50015%
Marketing & Operations$7,00214%
Estimated closing, legal, and advertising fees are approximately $750 per property purchase. Actual costs may vary by legal fees, recording fees, title work, and transaction requirements.
Section 2
Acquisition Strategy & Operations
Acquisition Targets
- County surplus land
- Tax foreclosure properties
- Estate-owned land
- Delinquent tax parcels
- Vacant inherited property
Acquisition Standards
- Legal access confirmed
- Road frontage present
- Buildable potential
- Demonstrated market demand
- Purchase price below market value
Marketing & Sales Strategy
Marketing ChannelSales Method
Facebook MarketplaceCash sale — direct buyer
LandWatchSeller financing — down payment + monthly
Land.comAdjacent landowner sale
CraigslistStrategic land holding
Direct mail campaignsBuyer and owner outreach
Adjacent landowner outreachDirect acquisition or sale strategy
Section 4
Initial Acquisition Portfolio
Phase I includes seven selected parcels totaling 20.98 acres. Phase IV-A due diligence is complete.
7Total Parcels
20.98Total Acres
$35,498Acquisition Cost
$71,769Assessed Value
$36,271Estimated Equity
| Property | Acres | Acquisition Cost | Assessed Value | Assessment Spread | Value/Cost |
|---|---|---|---|---|---|
| Lewis & Autry Rd | 0.92 | $4,825 | $11,587 | $6,762 | 2.40x |
| Walter West Rd | 1.35 | $6,500 | $9,922 | $3,422 | 1.53x |
| Henry Jones Rd | 0.80 | $3,245 | $6,720 | $3,475 | 2.07x |
| Cain Loop Rd | 16.91 | $5,278 | $4,396 | -$882 | 0.83x |
| Williams St | 0.43 | $4,080 | $10,642 | $6,562 | 2.61x |
| Mt. Olive Rd | 0.37 | $4,040 | $12,302 | $8,262 | 3.04x |
| Martin Luther King Dr | 0.20 | $7,530 | $16,200 | $8,670 | 2.15x |
Need the deeper records?
Open Realty IP for GIS/tax links, record cards, due diligence status, and platform-level property intelligence.
View Detailed Records in Realty IP ↗
Assessed values are based on county tax records and may not reflect actual market value.
Section 3
Investor Opportunity
Three structures are available depending on investor goals, risk appetite, and preferred involvement level. All terms are negotiated directly with the principal.
50/50 Profit Participation
Investor provides acquisition capital. Cromartie Farms LLC manages acquisitions, due diligence, marketing, and sales. Net profits from property sales and seller-financed notes are split equally.
Distribution: 50% Investor · 50% Cromartie Farms LLCFixed Annual Return
Investor provides acquisition capital for a negotiated fixed annual return. Principal is repaid according to an agreed schedule. Suitable for investors seeking predictable income.
Return rate negotiated at time of agreement.50/50 Equity Partnership
Investor and Cromartie Farms LLC participate as equal business partners, sharing equally in ownership, net profits, seller-financed note income, and long-term asset growth.
Distribution: 50% Investor · 50% Cromartie Farms LLCSection 5
Financial Plan & Five-Year Growth
The model recycles capital from completed sales and seller-financed transactions into new acquisitions so the portfolio can expand without relying only on additional outside investment.
Year One Plan
- Initial Portfolio Acquisitions7 Properties
- Additional Acquisitions7 Properties
- Total Properties Acquired14 Properties
- Cash Sales3-5 Properties
- Seller-Financed Notes3-5 Notes
| Year | Properties Acquired | Cumulative Properties | Cash Sales | Active Seller-Financed Notes | Est. Equity Fund Value |
|---|---|---|---|---|---|
| Year 1 | 14 | 14 | 3-5 | 3-5 | $72,542 |
| Year 2 | 15 | 29 | 6-8 | 6-8 | $150,266 |
| Year 3 | 20 | 49 | 10-12 | 10-12 | $253,897 |
| Year 4 | 25 | 74 | 15-18 | 15-18 | $383,436 |
| Year 5 | 30+ | 104+ | 20+ | 20+ | $538,883+ |
Estimated equity fund value is modeled from the current Phase I assessed equity spread of $36,271 across 7 parcels, or approximately $5,182 per acquired property. This is a planning estimate based on county assessed value, not a guaranteed market valuation.
Due Diligence Status · Phase IV-A
Verified Before Acquisition
County Deed Record verified Complete
Property access verified Complete
GIS mapping reviewed Complete
Floodplain and wetlands evaluated Complete
Zoning and permitted uses reviewed Complete
Property site visits conducted Complete
Overall marketability confirmed Complete
Sections 6-7
Long-Term Vision & Operating Principles
Disciplined Acquisitions
Buy only when price is below market, access is confirmed, and marketability is established.
Multiple Revenue Streams
Cash sales create returns, seller-financed notes create monthly income, and strategic holds capture appreciation.
Capital Recycling
Profits reinvested: 30% acquisitions, 10% reserve, 50% investors, 10% marketing and development.
Geographic Concentration
Focus on Bladen, Sampson, Duplin, and Pender counties builds expertise and reduces overhead.
- Buy below market value.
- Verify before purchasing.
- Maintain cash reserves.
- Preserve liquidity.
- Reinvest profits.
- Grow sustainably.
- Focus on long-term value creation.