​ABOUT
Blacksand Global Asset Management is a real estate development fund focused on opportunistic residential investments in South Florida's high-growth markets.
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We acquire undervalued and distressed properties at or below land value, redevelop them into new construction single-family homes, and capture the spread between distressed acquisition pricing and new-build market values.
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Our approach is disciplined, our underwriting conservative, and our focus singular: generate superior risk-adjusted returns by executing a repeatable strategy in markets we know deeply.
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Our name carries dual symbolism: the geologist's marker of hidden energy reserves beneath the surface, and the volcanic beaches where molten chaos solidifies into new ground. We invest at the intersection of these forces—where today's disruption becomes tomorrow's foundation.
THESIS
MARKET DISLOCATION
South Florida's land markets contain pricing inefficiencies where institutional investors overlook opportunities below their size thresholds—creating alpha for nimble operators with local expertise.
DISTRESSED ASSETS
We target properties with motivated sellers, deferred maintenance, functional obsolescence, or insurance complications that depress values below intrinsic land worth.
GROWTH DEMOGRAPHICS
Florida leads the nation in population growth. South Florida's combination of affordability, employment growth, and quality of life drives sustained housing demand.
We generate returns by exploiting market inefficiencies others overlook.
VALUE CREATION
Our strategy isn't passive. We demolish obsolete structures, navigate permitting, and construct new homes that command premium pricing—transforming distressed assets into market-leading product.
EXIT FLEXIBILITY
Multiple pathways to liquidity: sell completed homes to end buyers, wholesale to builders, or hold for rental income depending on market conditions.
RISK MANAGEMENT
Disciplined underwriting with maximum 80% loan-to-cost, diversified project locations, 10% construction contingencies, and staged capital deployment.
STRATEGY
Blacksand executes a land arbitrage strategy focused on South Florida's residential markets.
OPPORTUNITY
Older homes with functional obsolescence trade at steep discounts. New construction commands 40-60% premiums due to modern building codes, energy efficiency, and favorable insurance treatment. We capture that spread.
GEOGRAPHY
Concentrated investment in South Florida growth corridors—Miami-Dade, Broward and Palm Beach counties—with demonstrated population expansion and housing supply deficits.
PROCESS
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Source: Off-market deal flow through wholesaler networks, estate sales, bank REO, and direct-to-seller outreach.
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Acquire: Purchase distressed properties at or below assessed land value. Existing structures are treated as having zero or negative value.
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Develop: Demolish obsolete improvements. Construct new 3,000-6,000 SF single-family homes through licensed general contractors under fixed-price contracts.
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Exit: Sell completed homes at new construction market rates. Target hold period: 18-24 months from acquisition to sale.
PRIVATE PLACEMENT MEMORANDUM
Blacksand Opportunistic Fund I, LP is structured as a Delaware limited partnership offering accredited investors the opportunity to participate in our carefully curated portfolio of opportunistic real estate investments.
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The fund targets $25 million in committed capital with a preferred return structure and promote.
Investment minimum is $250,000 with capital calls deployed as opportunities are identified and pass diligence phase.
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For detailed information on fund terms, fee structure, risk factors, and subscription procedures, please request our confidential Private Placement Memorandum.