Confidential Investor Proposal · May 2026

Inspired by the
Mountains.
Designed for Life.

A boutique luxury residential subdivision delivering 24 architect-designed modular homes on a pristine 9.5-acre parcel in Martinsville, Virginia — a market segment wholly absent from Henry County.

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$11.66MGross Dev. Value
~29%Dev. Margin on GDV
24Luxury Lots · ¼ Acre
36 MoFull Programme
Investment Case

The opportunity
the market has overlooked.

The Martinsville / Henry County market is characterised by older stock transacting at $90,000–$200,000. There is documented demand for luxury new-build product — and virtually no supply. Blue Ridge Crest fills that gap.

$480KAvg. Target Sale
$200Per Sq Ft (vs ~$95 local)
$280KAll-In Build Cost
9.5Prime Acres
Brand Pillars

A product category defined
by four enduring principles.

Timeless
Architecture inspired by the enduring character of the Blue Ridge Mountains — clean lines, natural materials, wraparound porches, stone accents.
Elevated
Quartz countertops, hardwood floors, energy-efficient systems, smart-home integration — specification levels not previously available in Martinsville.
Refined
Curated landscaping, cohesive street design, and architectural covenants that protect long-term value for every homeowner.
Nature-Connected
¼-acre lots with mature tree lines preserved, walking trails, and unobstructed views to the surrounding Blue Ridge landscape.
The Three Collections

Three distinct homes.
One cohesive vision.

Each model serves a different luxury buyer segment while maintaining a mountain-modern aesthetic throughout the community. All delivered via premium modular construction on permanent foundations.

The Ashby — Entry Luxury
Entry Luxury
The Ashby
From $420,000
  • Living Area2,200 sq ft
  • Bedrooms / Baths3 bed / 2.5 bath
  • Garage2-car attached
  • Key FeaturesCovered porch, stone base
The Ridge — Mid Luxury
Mid Luxury
The Ridge
From $480,000
  • Living Area2,500 sq ft
  • Bedrooms / Baths4 bed / 2.5 bath
  • Garage2-car attached
  • Key FeaturesWraparound porch, dormer
The Crest — Premier Luxury
Premier Luxury
The Crest
From $560,000
  • Living Area2,800 sq ft
  • Bedrooms / Baths4 bed / 3.5 bath
  • Garage2-car attached
  • Key FeaturesTurret bay, stone facade
Site Layout

400 Turner Ashby Road,
Martinsville, VA 24112

The 9.5-acre parcel yields 24 residential ¼-acre lots after road corridors, the retained homestead (Lot 21), and green buffer zones. A natural stream corridor is accommodated within the protected buffer.

9.5 acTotal Site Area
24Dev. Lots (¼ acre each)
7.4 acNet Lot Area Available
Henry Co.Virginia (Residential Zone)
400 Turner Ashby Road — Site Plan
Financial Model

Strong returns across
every scenario.

Revenue driven by 24 units across three collections. Infrastructure-first delivery and off-plan pre-sales manage cash flow and reduce development risk.

Model Sq Ft Price Units Revenue
The Ashby2,200$420,0007$2,940,000
The Ridge2,500$480,00010$4,800,000
The Crest2,800$560,0007$3,920,000
TotalAvg 2,467Avg $480K24$11,660,000
Cost LineAmount
Gross Development Value$11,660,000
Infrastructure & Roads($544,000)
Construction — 24 units @ $280K($6,720,000)
Sales & Marketing (3%)($350,000)
Professional Fees($160,000)
Finance Costs($320,000)
Land Contribution($800,000)
Contingency (5%)($215,000)
Net Development Profit~$2,551,000

Scenario Analysis

Conservative — 90% GDV
$432K avg ~21%
GDV $10,368,000 · Net profit ~$2,208,000
Base Case — 100% GDV
$480K avg ~29%
GDV $11,520,000 · Net profit ~$3,360,000
Optimistic — 110% GDV
$528K avg ~36%
GDV $12,672,000 · Net profit ~$4,512,000
Investment Structure

A clear capital stack.
Multiple entry points.

Total capital requirement ~$8.17M across four layers. The Simon Family Trust seeds the project. The purpose of this proposal is to identify co-investors and development partners to deliver the full programme.

Seed / Mezzanine
$306,800
4% of TDC
Simon Family Trust · 15% APR on loan plus profit share per LLC agreement
Senior Development Finance
$4,500,000
55% of TDC
1st Charge · ~7.0–8.5% per annum
Opportunity
Equity Co-Investor
$2,800,000
34% of TDC
Profit share · Preferred return negotiable · Structured as equity or JV
Opportunity
Mezzanine / Preferred Equity
$570,000
7% of TDC
Preferred return 12% plus profit share
36-Month Programme

Phased delivery.
Managed risk.

00
Months 1–6
Phase 0 — Foundation
Planning, ALTA survey, permitting, road & utility infrastructure installation. Pre-application meeting with Henry County Planning.
Infrastructure Only
01
Months 5–14
Phase 1 — Launch
Off-plan pre-sales launch. First 8 homes built and delivered. Show home opens from Month 12. Buyer deposits fund rolling construction.
8 Homes Delivered
02
Months 12–24
Phase 2 — Scale
Phase 2 off-plan sales and construction of 8 further homes. Full marketing programme in market across Charlotte, Richmond, Roanoke and DC corridors.
8 Homes Delivered
03
Months 22–36
Phase 3 — Completion
Final 8 homes completed. All completions processed. Trust loan repaid in full with interest. Net development profit distributed per LLC agreement.
Full Scheme Complete
The Ashby
Entry Luxury
The Ashby — Entry Luxury
Blue Ridge Crest
400 Turner Ashby Road, Martinsville VA
Aerial — 400 Turner Ashby Road, Martinsville VA
The Ridge
Mid Luxury
The Ridge — Mid Luxury
The Crest
Premier Luxury
The Crest — Premier Luxury
Community Vision
Mountain-modern aesthetic
Community Vision — Mountain-Modern Aesthetic
Market Evidence

Comparable evidence
supports the thesis.

All comparables are existing resale homes built pre-1990s on standard lots. Blue Ridge Crest delivers new-build, modular-constructed, architect-specified luxury on ¼-acre landscaped lots — a categorically different product commanding a significant premium.

AddressSq FtSale PriceDate$/SF
660 Turner Ashby Rd1,662$230,000Dec 2021$138
720 Turner Ashby Rd1,936$225,000Feb 2024$116
760 Turner Ashby Rd2,343$289,000Aug 2022$123
265 Turner Ashby Rd2,879$375,000May 2023$130
405 Turner Ashby Rd2,228$279,000Feb 2024$125
200 Jeb Stuart Rd4,173$360,000May 2025$86
Blue Ridge Crest pricing premium: At $480,000 average (≈$200/sf), Blue Ridge Crest is priced at a level supportable by comparable luxury product in adjacent markets (Roanoke, Lynchburg, Danville), while representing the most competitively specified new-build offering in Henry County. New-build products across comparable Virginia sub-markets command a 20–35% premium over existing stock.
Investor Inquiry

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opportunity?

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This proposal has been prepared by Blue Ridge Crest Development, LLC for informational purposes only and does not constitute a public offering of securities, an offer to sell, or a solicitation of an offer to buy any interest or security in any jurisdiction. All financial projections, cost estimates, and revenue forecasts are based on publicly available market data, comparable property research, and modular construction industry data as of May 2026. They are estimates only and are subject to change based on market conditions, regulatory approvals, construction costs, and other factors beyond the control of Blue Ridge Crest Development, LLC. The site plan depicted is a conceptual layout prepared for investor illustration purposes only — it is not a certified survey or engineering drawing. Final lot count, boundaries, and road layout are subject to formal survey, civil engineering, and Henry County Planning Department approval. Prospective investors are strongly advised to conduct independent due diligence, seek independent legal advice from a Virginia-licensed attorney, and obtain independent financial and tax advice from a Certified Public Accountant. This document does not constitute financial promotion or investment advice.