Investing beyond the obvious.
We buy the properties larger funds sail past: RV resorts, manufactured housing, self-storage, and the retail people drive to in any weather. Priced on cash flow, not on competition.
Source
Relationships with brokers and owner-operators that surface a property well before a marketing package exists.
What we buy »Underwrite
Cash flow modeled line by line, cost segregation run early, and the bad case written down before an LOI leaves the dock.
How a deal moves »Steward
We operate and report like owners through the whole hold, because that is exactly what we are.
Meet the principals »Four things we know cold.
Asset classes with real operating income, owners who never had to sell to an institution, and depreciation that rewards patient capital.
RV resorts & campgrounds
Family-run parks trading for the first time in decades, on a land-heavy basis that carries real depreciation.
Manufactured housing
Short supply, residents who stay for years, and expense lines that hold their shape when the cycle turns.
Self-storage
Simple to run, steady through downturns, with rate and management upside available from day one.
Necessity retail
Grocery- and service-anchored centers people visit in any weather and any economy — not the kind a browser tab replaces.
From first call to close.
Four stages, run the same way every time. A hot market has never been a reason to skip one.
Source
Off-market conversations with brokers and owner-operators across our four asset classes and target markets.
Underwrite
Full cash flow build, cost segregation and depreciation analysis, and downside scenarios modeled before an offer goes out.
Structure
A capital stack shaped around the property — direct equity, a JV, or a debt-anchored structure — instead of one house template.
Steward
Hands-on asset management with quarterly reporting, so partners never have to guess where a hold stands.
Discipline is the only edge that survives a full cycle.
Cash flow over story
We underwrite what a property earns today and can credibly earn tomorrow — never a projection that needs the market to keep running hot.
Basis is the life raft
Buying below replacement cost is the best protection there is when the cycle turns in the middle of a hold.
Write the bad case first
Rate shocks and occupancy loss go into the model before a deal is ever shown to a capital partner.
Two ways to reach us.
Allocating capital or shopping a property, the first conversation starts the same way — with the trailing numbers.
Own assets that actually pay you.
We work with individual and institutional partners who want direct and JV exposure to niche commercial real estate, away from the trophy-asset bidding wars.
invest@coastalpinecapital.com »Send us something in our lane.
Show us the trailing financials and you will get a straight answer quickly. We close on- and off-market deals across all four focus areas.
deals@coastalpinecapital.com »