CLOSED
Westbrook Apartments
Macon, GA · 96 Units
Purchase
$4.5M
Sale Price
$7.3M
Hold Period
15 mo.
Annualized
35%
Value-add repositioning and disposition
Private Multifamily Investment
Acquire.Enhance.Deliver.
Larimer Capital Group
We acquire value-add multifamily communities in Texas, Oklahoma, and Georgia — held for cash flow, and underwritten so they survive a bad year.
Current opportunities are fully subscribed. Join our private investor waitlist to be notified when our next acquisition opens.
Texas · Oklahoma · Georgia
2013
Active in U.S. real estate since
$30M+
Assets under management
14
Acquisitions closed
100%
Close rate on contracted deals
Portfolio Highlights
Representative multifamily case studies.
A representative selection of multifamily acquisitions and long-term holdings — illustrating our underwriting discipline, value-add execution, and long-term ownership philosophy.
REFI'D
The Grove Apartment Homes
Phenix City, AL · 88 Units
Purchase
$4.0M
Equity Raise
$1.2M
2-Yr Refi
$6.0M
Annualized
28.9%
Renovation, rent growth, long-term refinance
STABILIZED
Magnolia Gardens
Thomaston, GA · 48 Units
Purchase
$1.6M
Equity Raise
$350K
Rent Lift
+$250/mo
Equity Created
$750K
Interior renovation & rent repositioning
Representative examples for illustrative purposes only. Figures reflect closed and stabilized acquisitions. Past performance does not guarantee future results.
Investment Criteria
What we acquire.
A clearly defined buy box — focused multifamily acquisitions across Texas, Oklahoma, and Georgia, sized for operational discipline and long-term ownership.
01 · Property Type
Multifamily
02 · Unit Range
12–80+ Units
03 · Acquisition Size
$500K–$5M+
04 · Target Markets
Texas • Oklahoma • Georgia
Core Thesis
Submarket Quality
A / B Locations
Established submarkets with durable long-term demand.
Asset Profile
B & C Apartments
Operational upside through better management and renovations.
Investment Strategy
Value-Add
Clear upside through operational and capital improvements.
The Hold Test
Four questions before the spreadsheet.
Every deal answers these four before we open a spreadsheet. All four are about what happens when something goes wrong, because that is the part a pro forma never shows.
- Question01
If we cannot refinance in five years, does this deal still work?
Rates move and lenders change their minds. A deal that only survives on a refinance going to plan is a deal resting on something we do not control.
- Question02
If vacancy doubles for twelve months, does the debt still get paid?
Returns can disappoint and everyone still owns the building. A missed debt payment is how people stop owning it.
- Question03
If we have to hold it for ten years, do we want to own it?
Most of the time the answer is no. That is why the question comes early, before anyone is attached to the deal.
- Question04
If the best manager on site quits, does the property stand on its own?
A property that works because one person is exceptional is not an asset yet. It is a dependency with rent coming in.
Asked in that order, before the spreadsheet opens
International Holdings
Held for decades, not traded.
Two mixed-use properties in Ho Chi Minh City, bought in 1993 and 2007 and still owned today. A different market from our U.S. multifamily work, and the same instinct behind it: buy carefully, operate closely, stay put.
Mixed-Use Multifamily & Factory
Ho Chi Minh City, Vietnam · 20 Units · ~2 Acres
- Acquired
- 1993
- Held
- 33 years
Mixed-Use Multifamily
Ho Chi Minh City, Vietnam · 7 Floors
- Acquired
- 2007
- Held
- 19 years
Representative holdings, shown to illustrate ownership history. They are not part of any U.S. offering and are not indicative of future results.
Principals & Partners
Operators behind the assets.
Larimer Capital Group is built on long-term ownership and personal relationships — across U.S. multifamily and international real estate.
Quynh Larimer
Co-Founder · Principal
MAcc · Multifamily Investor Since 2013
Investor Relations & Capital Partnerships
Dallin Larimer
Co-Founder · Operations & Finance
MBA · Sales Operations Leader
10+ Years Management Experience
Strategic Partners
Quyen Ton Nu Xuan
Strategic Partner
Founder, BLUsaigon
Award-Winning Entrepreneur · International Speaker
Nghia Thanh Ton
Strategic Partner
Co-Founder & CEO, Ton Van Group
$30M+ Real Estate Holdings
Xuan Thi Thai Nguyen
Strategic Partner
Co-Founder & CFO, Ton Van Group
Accounting & Asset Management Leadership
Focused on long-term ownership, operational execution, and aligned investor relationships.
Who We Work With
Built for partners who value clarity.
Three ways people work with us. Each one starts the same way: a conversation, not a pitch deck.
Passive Investors
You put in capital and stay out of the operations. We send the numbers every quarter, including the quarters that disappoint.
Joint Venture Partners
You bring a deal or a market you know better than we do, and we underwrite it together before either side commits.
Deal Sources & Relationships
Send the offering memorandum, rent roll, and T-12. You get a yes or a no within two business days, and the reason either way.
No deck required. Tell us which of the three you are and what you are working on.
Investment opportunities shared privately with aligned partners in accordance with applicable regulations.
Journal
Notes on multifamily.
What we read, underwrite, and argue about — written for investors who want the mechanics, not the marketing.
-
How to read a rent roll without being told a story
A rent roll is a list of leases. It becomes a story when someone chooses which columns to show you.
-
What NOI leaves out, and why that matters to you
Net operating income is the number that sets the price. Three real costs sit outside it, and all three are paid out of your money.
-
The exit cap rate is the assumption that moves everything
One number decides most of the projected profit in a five year hold, and it describes a market nobody can see yet.
Investor Questions
Questions investors actually ask.
The questions we hear most from investors and capital partners.
Class B and C multifamily communities of approximately twelve to eighty-plus units, located in selected Texas, Oklahoma, and Georgia markets with defensible fundamentals and clear operational upside.
Each opportunity is structured around a preferred return to limited partners followed by a performance-based split. Specific terms are tailored to the asset, hold period, and capital structure of the transaction.
Investments are underwritten to a 2 to 5+ year horizon. Refinance or disposition decisions are evaluated against underwriting milestones rather than market timing.
Every opportunity is underwritten with conservative rent, vacancy, and expense assumptions and stress-tested against downside scenarios. Capital is committed only when the investment performs under restrained conditions.
Limited partners receive structured monthly performance updates, quarterly financial reporting, and direct communication on material events. Reporting cadence is consistent and transparent.
Selected submarkets across Texas, Oklahoma, and Georgia where population growth, employment diversity, and supply discipline support long-term multifamily fundamentals.
Once a property is under contract, qualified investors on our private list receive a full investment summary, financial model, and offering documents. Subscriptions are reviewed individually and capital is called on a defined timeline.
Operations are led directly by the firm in coordination with vetted regional property management partners. Capital improvements, leasing strategy, and financial oversight remain under firm control throughout the hold.
You can join our investor network by submitting your name and email. We welcome both accredited and non-accredited investors, as well as individuals interested in GP or LP roles. Once connected, we share future updates, market insights, and potential opportunities as they become available.
We are actively building relationships with investors, operators, and partners as we source and evaluate multifamily opportunities. Future opportunities may be shared with qualified and aligned investors as appropriate.
Contact
Join the investor waitlist.
Current opportunities are fully subscribed. Share your details and we'll notify you — with priority access — when our next multifamily acquisition opens.
Focused acquisitions across Texas, Oklahoma, and Georgia
Email
quynh@larimercap.com