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EagleCap Newsletter - September 🦅

With Q3 in full swing, momentum is building. Renovations are progressing, rents are rising, and our next big acquisition is taking shape. Meanwhile, major shifts in government policy, AI adoption, and multifamily fundamentals are reinforcing the strength of our strategy. Here’s what you need to know this month:






Summary

  • Invest in multifamily with retirement funds—you can use a Self-Directed IRA or Solo 401(k) to invest in real estate with EagleCap. Reach out to learn how.


  • FHA delinquencies spike: nearly 1 in 10 single-family home loans from 2024 are already in trouble, which could lead to increased demand from new renters.


  • AI in real estate: hype vs. Impact. Why dashboards aren’t enough, and how operational intelligence will separate winners from laggards.


  • New acquisition on the horizon: with 12+ LOIs submitted and a promising deal coming soon, we’re gearing up for a Q4 fundraise


  • The Avenues expansion? Renovations remain on track, and early planning is underway for 8–16 new units, possibly without needing additional capital






Market Update

Single-Family FHA Loans Are Slipping


  • 13.4% of Single-Family (SF) FHA loans are delinquent 📉 (vs. 1.7% overall)


  • Nearly 10% of SF FHA loans issued in 2024 are already delinquent 🚨


  • Borrowers report rising costs, income loss & unemployment as top causes


  • 64% of SF FHA borrowers 🏚️ now have debt-to-income ratios over 43%


  • Many have less than one month of financial reserves


  • Government aid adds to loan balances—leaving buyers underwater


  • 78% of new homeowners regret their purchase after one year


  • Renting remains the safer, more stable option for many households


Bottom line: Overextended homeownership is creating risk—renting is looking better than ever, and owning the top-quality apartment buildings that will house new renters is a win-win for everybody.



AI in Real Estate: Buzzwords vs. Real Impact


  • Everyone’s claiming AI—but most are just dressing up spreadsheets


  • Real AI starts with unified systems, not disconnected dashboards


  • Forward-thinking operators are linking leasing, maintenance, and returns in real time


  • AI done right replaces lagging indicators with live ones and drives smarter, faster decisions


  • It’s not a plugin—it’s a full operational shift that takes strategy, integration, and leadership


  • The goal isn’t just automation—it’s anticipation: predictive CapEx, behavior-driven leasing, and smarter benchmarks


Bottom line: AI won’t fix bad operations—but it can make great operators unstoppable.






Investor Opportunities

EagleCap’s Trusted Legacy Wealth System at Work


The seller of the 144-unit property in Houston is stuck at $10.8MM for now. We are moving on to other deals that look very promising, such as a 172-unit property in Pasadena, TX, and an 84-unit property in Dallas, TX.


  • We have been working tirelessly to find the right deal. Since Jan 1:


  • Almost 2000 deals have crossed our desks


  • We passed on 90% of them that did not meet our strict initial criteria


  • We hired another analyst


  • Our team underwrote $308MM+ worth of real estate


  • We submitted offers on only 12 potential investments that met our high return thresholds



Disciplined, Strategic, and Built to Scale


We don’t just chase deals; we follow a proven system.


Every opportunity we bring to investors goes through a rigorous process we've been refining since 2019, called the Trusted Legacy Wealth System. This is our internal framework for identifying, acquiring, operating, and exiting high-quality multifamily investments.


Behind the scenes, we’re not just submitting LOIs—we’re filtering deals through a 3-stage system designed to protect investor capital and maximize returns:


  1. The Professional Screening Filter – Only the best opportunities make it past this stage


  2. Expert Project Operations – From renovations to rent growth, we manage every detail


  3. Maximum Return Strategy – Focused execution from acquisition to exit






Investor Insights

Using Your Retirement Funds to Build Real Wealth



Most investors don’t realize this…


And the timing has never been better.


Multifamily has consistently delivered higher returns with less risk, outperforming other asset classes like stocks and bonds on a risk-adjusted basis.


Just take a look at this chart:

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Want to learn more?

We’ll be covering exactly how to invest with retirement funds in upcoming newsletters—including:


  • How Self-Directed IRAs and Solo 401(k)s Work (and why most investors miss this opportunity)


  • Solo 401(k)s and Self-Directed IRAs: Tax advantages, contribution limits, and who qualifies


  • The process from start to finish: Setting up an account and investing passively with EagleCap


Until then, explore our quick-start guide:






Deal Activity

Summer lease-up is going strong with 3 new units rented in August, bringing us to 20 units leased total—about 60% occupancy.


Operationally, we wrapped up key improvements following a periodic insurance audit, including:

  • Hanging rules signage in the fitness room


  • Creating and distributing a shutoff valve map for drinking water and fire systems


  • Tagging all valves clearly for emergency response teams


We’re grateful for the recommendations and were happy to implement them. Safety and peace of mind remain top priorities at every EagleCap property.






The Avenues

Progress + Big Potential Ahead



We’re still on track to finish 3 more units in the fall, bringing us closer to our goal of full interior renovations. With winter fast approaching, our team is also shifting focus to landscaping and exterior updates—aiming to have everything wrapped up and occupancy above 90% by spring 2026. If current progress continues, we’re hopeful to hit that milestone by end-of-year or early Q1 2026.


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Behind the scenes, we’re exploring something even bigger:

We're in the early stages of designing and underwriting a potential 8–16-unit expansion on the property. With current investor buy-in, this addition could potentially be funded through gains captured during the refinance of the existing 17-unit, without needing additional capital. If feasible, this strategy could boost projected returns above 20% annually. Still early, but promising.










Looking Ahead


A new deal is coming: We expect to fund in October/November. Investor interest is high, with limited availability, so be ready!


Use retirement funds to invest: Reach out to explore how to set up a Self-Directed IRA or Solo 401(k) with our trusted custodian partner.


Thanks for following along. We appreciate your trust and attention as we continue to grow, improve, and bring better deals to the table.



Cheers,

The EagleCap Team

 
 
 

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