Sunbelt Multifamily. Bought Right. Operated Better.
A $25M private real estate fund acquiring high-upside apartment communities across Florida and Texas — built on a 25-year track record of buying below replacement cost, forcing value, and exiting into strength.
$25M
Fund Target
8%
Preferred Return
2–3 years
Target Hold Period
$50K
Minimum Investment
25+ years operating · 5,000+ units · 40+ properties · 13 full-cycle exits
Historic Return Averages
40
%
IRR*
1
x
Equity Multiple*
1
years
Avg. Hold*
$
500
M
Total Asset Value
A Message From Eyal Mehaber
Why the Sunbelt. Why now. And what we refuse to buy.
- The Sunbelt absorbed the largest wave of new apartment supply since the 1980s. That oversupply held rents flat and scared capital to the sidelines. But the setup is turning:
- New construction starts have fallen sharply from their peak — the supply wave is burning off.
- Migration into Florida and Texas continues, year after year, pulling households out of high-tax states.
- As supply thins and demand holds, fundamentals tighten — the exact conditions that reward disciplined buyers who move before the crowd.
- We're not predicting the market. We're buying assets that work on today's numbers — and positioning them to benefit when the cycle turns.
—— EM EQUITY FUND I ——
What Fund I Buys — and What We Walk Away From
Discipline is the strategy. Every asset in Fund I has to clear the same filter before we commit a dollar:
Markets
Florida & Texas Sunbelt growth submarkets
Asset class
Class B / B+ multifamily, with select A-class
Size
Mid-to-large apartment communities
Profile
Below-market rents, identifiable operational upside
Strategy
Interior renovations, common-area upgrades, RUBS / utility recovery, expense discipline — NOI-driven value
Hold
Target 2–3 years
Financing
Institutional debt, fixed-rate where available
We tour far more than we buy. The deals we pass on protect your capital as much as the ones we close.
—— Investment Process ——
How Fund I Works?
Whether you’re analyzing or negotiating, Eyal can help you with a wide range of real estate deals, from acquisitions to syndications.
Step 01
We Source the Opportunity
EM Equity identifies high-potential multifamily assets in growing Sunbelt markets with below-market rents and measurable upside. We negotiate the acquisition, secure institutional financing, and handle all due diligence.
Step 02
You Invest as a Limited Partner
After reviewing the Private Placement Memorandum and completing subscription documents, your capital is invested alongside ours. The process is straightforward, fully transparent, and structured for accredited investors.
Step 03
We Execute the Value-Add Plan
We renovate interiors, upgrade common areas, improve operations, and implement cost-recovery strategies — working to grow net operating income and, with it, property value.
Step 04
You Receive Distributions & Returns
Investors receive quarterly distributions as properties generate income, plus regular performance updates. On refinance or sale, you receive your share of the upside through our investor-aligned waterfall.
—— The Asset Class
——
Why Multifamily
Real Estate ?
Stability
A time-tested asset class that has performed across market cycles and helps protect capital.
Quarterly Cash Flow
Rental income distributed to investors quarterly while our team handles all day-to-day operations.
Tax Advantages
Depreciation, cost segregation, and pass-through deductions may help reduce taxable income.*
Leverage & Scale
Institutional debt lets a fraction of capital control high-value assets, amplifying returns on equity.
Forced Appreciation
Value-add execution targets NOI growth that is less reliant on broad market appreciation.
Inflation Hedge
Rents reset with inflation while fixed-rate debt grows cheaper in real terms over time.
—— Market Thesis ——
Join the Fund I Investor List
Connect with our investor relations team for a private walkthrough of the strategy, the structure, and the operator behind 25 years of multifamily.
EM Equity Fund I, LLC
Offering
Accredited investors only
Eligibility
$25,000,000
Fund target
$50,000
Minimum investment
8% to investors
Preferred return
Quarterly
Distributions
—— Leadership ——
Eyal Mehaber
CEO & Founder — EM Equity
Eyal Mehaber is a multifamily specialist with over 25 years of experience acquiring, repositioning, and managing large apartment communities. He has successfully acquired, stabilized, and exited over 5,000 apartment units, delivering 2x+ equity multiples and 30–40%+ IRR across 13 exited investments.
Before founding EM Equity, Eyal facilitated over $100M in commercial real estate transactions as a top-producing agent — earning recognition as Top Listing Agent and Top Earning Agent multiple years running.
His approach is straightforward: find the right asset, create value through disciplined execution, and maximize investor profits.
Real People. Real Portfolio Wins.
A small sample of what clients have achieved working directly with Eyal.
frequently asked questions.
This offering is open exclusively to accredited investors under SEC Regulation D, Rule 506(c). Generally that means individuals with net worth over $1M (excluding primary residence), or income of $200K+ individually ($300K+ jointly) in each of the past two years with the expectation of the same. Certain entities with $5M+ in assets may also qualify. All investors must complete third-party accredited verification before acceptance.
The minimum investment in Fund I is $50,000. Larger allocations are available subject to availability.
Investors receive an 8% preferred return, with quarterly distributions as properties generate income. Additional profits are shared through the fund's waterfall on refinance or sale, as detailed in the PPM.
Real estate investments are speculative and involve substantial risk, including possible loss of your entire investment, illiquidity, leverage risk, and reliance on the manager's execution. There is no guarantee the fund will meet its objectives. Review the full risk factors in the PPM before investing.
The fund targets a 2–3 year hold per asset, consistent with our value-add and exit strategy. Actual timing varies by deal and market conditions.
Limited partners receive quarterly performance reports and ongoing updates through our investor portal and investor relations team.
Florida and Texas Sunbelt growth markets, with the flexibility to pursue select high-growth markets that meet our acquisition criteria.
Legal Disclaimer: This website and related materials are provided for informational purposes only and do not constitute an offer to sell or a solicitation of an offer to buy any securities. Such an offering may only be made pursuant to the definitive Private Placement Memorandum (PPM) of EM Equity Fund I, LLC, which describes the terms, risks, and other important information about the investment, and should be reviewed carefully before making an investment decision.
The securities offered by EM Equity Fund I, LLC have not been registered under the Securities Act of 1933, as amended, or any state securities laws. They are being offered pursuant to Regulation D, Rule 506(c), and may only be sold to Accredited Investors as defined under SEC regulations. The securities may not be offered or sold except pursuant to an effective registration statement or an applicable exemption from registration.
Past performance is not indicative of future results. All investment returns referenced on this page, including IRR, equity multiples, and distribution figures, are based on historical results of prior projects and/or forward-looking projections. Actual results may differ materially. There can be no assurance that the Fund will achieve its investment objectives or that investors will receive a return of their capital.
Real estate investments are speculative and involve substantial risk, including the potential for total loss of invested capital, illiquidity, lack of diversification, and reliance on the Manager’s ability to execute the Fund’s business plan. Investors should consult with their own legal, tax, and financial advisors before making any investment.
Neither the U.S. Securities and Exchange Commission nor any state securities regulatory authority has approved or disapproved of these securities or passed upon the adequacy or accuracy of this information. Any representation to the contrary is a criminal offense.
Testimonials appearing on this page may not be representative of the experience of other investors and are not a guarantee of future performance or success. EM Equity Fund I, LLC and its affiliates are not registered as broker-dealers or investment advisers.
EM Equity Fund I, LLC Hollywood, Florida, United States emequity.fund | investors@emequityfund.com © 2026 EM Equity. All Rights Reserved.