Essential tenant base
Grocery, pharmacy, services, and daily-need operators — tenants shoppers visit on repeat regardless of economic conditions.
Private Real Estate Syndication
Private Real Estate Syndication
Built Around Your Return.
Stoneforge acquires necessity-based retail in secondary U.S. markets — anchor-type strip centers, essential service tenants, in-place cash flow. Structured with 8% preferred returns, sponsor co-investment, and discipline from acquisition through disposition.
8% Preferred Return Target
Reg D 506(c)
Sponsor Co-Investment
Necessity Retail Focus
$3M–$20M
Target acquisition range
9%+
Cap rate focus
8%+
Annual preferred return (priority)
70 / 30
Investor / sponsor split above pref
Why Stoneforge
What sets us apart from other sponsors
Most syndicators focus on the raise. We focus on what comes before and after it — underwriting integrity, operational accountability, and terms that put investors first.
Skin in the Game
We co-invest on every deal. Our capital moves when yours does — not as a token gesture, but as a genuine commitment. When you win, we win. Not before.
Your Return Comes First
The waterfall is structured so investor preferred returns and return of capital come before any sponsor profit share. That's not a tagline — it's how every deal is documented.
Operators After the Close
Raising capital is the beginning, not the end. We stay active: quarterly reporting, hands-on lease management, and direct oversight from acquisition through disposition.
Conservative Underwriting
We model what we can defend. Conservative exit cap assumptions, disciplined occupancy projections, and in-place cash flow at close. No heroic assumptions.
The 15-Point Standard
Every opportunity is screened against our written investment doctrine before we move forward. Not a checklist — a doctrine built around capital preservation and alignment.
Our Process
How we invest — from first look to final distribution
Each step is documented, repeatable, and designed to protect capital before chasing returns.
01
Source & Screen
Off-market and brokered opportunities evaluated against our 15-point Business Bible before any capital or time is committed. Most deals are declined here.
02
Underwrite & Verify
Trailing cash flows, lease schedules, expense diligence, and stress-tested exit scenarios. Conservative assumptions throughout — what we can defend, not what we hope for.
03
Structure & Close
Investor-first waterfall: 8% preferred return priority, return of capital, then 70/30 profit split. Sponsor co-investment funded alongside limited partner capital.
04
Manage & Distribute
Active asset management for the full hold period. Quarterly investor reporting. Strategic lease renewals. Disciplined disposition when value optimization targets are met.
Asset Class
Necessity retail in growth markets
Strip retail where tenants serve daily demand — the kind that stays occupied when the economy softens and discretionary spending pulls back.
Institutional-grade process
Underwriting, diligence documentation, and investor communications built for serious capital — not quick raises.
Secondary market discipline
Demographic stability and traffic patterns — not trophy coastal bidding wars where cap rates are compressed beyond justification.
Common Questions
Frequently asked questions
Educational overview only — not investment advice or an offer to sell securities.
What does Stoneforge Investments do?
Stoneforge Investments LLC sponsors private real estate syndications — typically necessity retail — that pool accredited investor capital under Regulation D Rule 506(c). This site describes our philosophy and process; it is not an offering.
Who may invest in Stoneforge offerings?
Offerings are limited to accredited investors as defined by SEC rules. Suitability, verification, and subscription documents are handled outside this website for each private placement.
Does this website constitute an offer to buy securities?
No. Nothing on this site is an offer to sell or solicitation of an offer to buy. Securities are offered only through private placement documents after investor qualification and accredited investor verification — not inferred from website browsing alone.
What is a preferred return, and how does Stoneforge structure it?
A preferred return describes the order in which distributable cash is allocated in the waterfall — investor distributions get priority before sponsor profit splits. At Stoneforge, we target 8% annually. Exact terms appear only in each offering's legal documents; the PPM and operating agreement govern all economics.
How do I learn more or speak with the team?
Accredited investors may use the Contact page to request a conversation or schedule a call. We typically respond within 24–48 business hours.
Investor Education
Foundation reads
Long-form guides aligned with how we underwrite and communicate — starting points for diligence, not a substitute for offering documents.
Investment overview
Executive summary of strategy, target profile, structure, and investor process — how we think about small-format income properties before any specific offering.
Necessity vs. discretionary retail
Demand patterns when tenants serve everyday needs versus discretionary spend — and what still breaks in a real rent roll.
Syndication waterfall basics
Preferred return, splits, and return of capital — why the operating agreement and PPM are the source of truth, not blog summaries.