Exclusive Mailbox Money Investment Opportunity
Secure Your Wealth in
Foss Fields
Strategic land assets positioned in high-growth corridors for the discerning professional investor.
Data-Driven Confidence
+20%
ANNUALIZED YIELD
5-7 Years
AVERAGE HOLD
1300+
Units Since 2021
2.0x
Equity
EXCLUSIVE ACCESS
Foss Fields
22.3%
LP IRR
7%
PREFERRED RETURN
80/20
SPLIT
8.0%
RETURN ON COST
The Opportunity
Foss Fields is a 300-acre master development situated at the nexus of Sioux Falls’ next major commercial development. The master development will include residential, senior housing, multifamily, office park, retail, healthcare, and other components. The holistic approach will provide an anchor for residents looking for a true live-work-play experience. Foss Fields Ascent multifamily project is targeted for 500 units composed of studios, 1 bed-, 2 bed-, and 3 bed- floor plans.
Each Foss Fields phase is expected to begin six months apart allowing for robust and programmatic allocation of capital. Each building in the project is targeted at 24 units across all phases. The wellness design with no-frills reduces construction costs and the phased approach allows significant operating efficiencies pre- and post-construction. By developing one phase at a time, we will be in a position to match leasing and development activity allowing for synergies and material cost savings. The Sponsorship group is successfully implementing this approach across seven developments in the Sioux Falls MSA area.
Project Summary
| Property | Foss Fields |
|---|---|
| Market | Sioux Falls, SD |
| Units | 500 |
| Total Capitalization | $81,360,478 |
| Targeted Equity to Raise | $28,476,167 |
| Targeted Holding Period | 4 Years |
| Interest Rate | 7.5% |
| Leverage | 65% |
| Amortization | 25 Years |
| Term | 5 Years |
| I/O Period | 5 Years |
Investment Thesis
Our Unfair Advantage
Wellness Design
Scandinavian style interiors
Floor To Ceiling Windows
White on White Palette
Stainless Steel Fixtures
Marble Counter Tops
In-Unit Washer Dryer
Lifetime decks and awnings
No Corridors
Phased Develoment
Staggered construction across multiple buildings reduces subcontractor overlap, helping GCs secure permits faster. Property managers lease earlier by creating urgency and showcasing available units, enabling asset managers to reach 80–100% pre-leasing before GC exit. First units are delivered in 9 months, with others following every 1–2 months.
Copy-Paste
Model
Delivers projects on time and within budget.
Streamlined operations reduces costs.
Proven designs improve efficiency and reduce risk.
Enables scalable, repeatable success across multiple developments.
Predictable outcomes, consistent quality, and long-term value for investors and partners.
Prime Locations
We target high-income suburban markets with strong employment fundamentals and top-tier school systems—proven drivers of long-term demand and stability. These communities attract affluent residents who value quality of life, wellness, and access to premium amenities. By investing in locations that naturally support this lifestyle, we position each property for consistent occupancy, reduced risk, and sustained value appreciation.
Foss Fields PHASES
Phase 1
Units: 100
Construction Start: 3/31/2025
Project Cost: $16,277,244
Phases 2
Units: 125
Construction Start: 9/30/2025
Project Cost: $20,347,525
Phase 3
Units: 125
Construction Start: 3/31/2026
Project Cost: $20,345,236
Phase 4
Units: 150
Construction Start: 9/30/2026
Project Cost: $24,390,474
Clarity in Execution
Straightforward answers to the structural, financial, and strategic questions sophisticated investors ask before allocation.
What is the timeline?
Our standard structure is designed for a 5 to 7 year hold period, giving the investment time to fully execute the business plan and optimize for maximum appreciation. This longer-term approach allows us to focus on creating value through strategic improvements, operational performance, and market timing rather than rushing to exit too early. While timelines can vary depending on market conditions and the specific asset, our goal is to exit when we believe we can deliver the strongest possible outcome for investors.
Who Can Invest?
Who can invest depends on the specific offering and current securities regulations. Some opportunities are available only to accredited investors, while others may be open to a wider range of participants. We’ll always make eligibility requirements clear upfront so you can quickly understand whether an investment is a fit for you.
What Are The Tax Advantages?
Real estate investing can offer several potential tax advantages, including depreciation, deductible expenses, and the possibility of favorable long-term capital gains treatment when an asset is sold. In some cases, investors may also benefit from strategies like a 1031 exchange, which can allow capital gains taxes to be deferred by reinvesting proceeds into another qualifying property.
Can I Invest Using My IRA/401K?
Yes. Many investors choose to invest through a self-directed IRA, and certain 401(k) funds may also be eligible if they are rolled over into a qualifying self-directed retirement account. For investors who are new to investing with us, the minimum investment is $50,000, with additional investments accepted in $10,000 increments. Because retirement accounts have specific rules and requirements, we recommend speaking with your custodian or financial advisor before investing to confirm eligibility and account setup.
How Do I Invest?
Getting started is easy. Explore the investment opportunity, review the property details, strategy, risks, and projected returns, and choose the opportunity that fits your goals. When you’re ready, complete the investment documents and fund your investment. From there, our team manages the execution and keeps you informed with ongoing updates and any distributions along the way.
Interactive Return Projection
Adjust the investment amount, hold period, and target annualized return to view projected total return and implied equity multiple.
Why Sioux Falls?
Multifamily Market
94.3%
Occupancy
3.6%
YOY Rent Growth
Population
Growth
Since 2020
Family House
Price
Rate
Household
Income
Strong Economic Fundamentals
Diversified economy
Low unemployment rates
No state income tax
Rapid Population Growth
One of the fastest-growing cities in the Midwest
Steady in-migration trends
Business-Friendly Environment
Low development costs compared to primary markets
High-margin investment opportunities
City emphasize walkability, zoning reform, and infill.
High Quality of Life
Affordable cost of living
Strong workforce retention
Robust Infrastructure
Supports long-term stability
Strong job market
Demand for Housing & Commercial Spaces
Growing need for workforce and multifamily housing
Recession-resilient development landscape
Housing starts down 52% from 2022 and 20% from 2023
Why Mailbox Money?
Truly Passive Income
Designed to provide passive income without requiring day to day involvement, supported by a structured approach to investor communication, capital management, and ongoing oversight.
Institutional-Grade Deals
Each opportunity is carefully evaluated and structured with a focus on resilient, income producing real estate, prioritizing risk management and consistent cash flow.
Aligned Incentives
Alignment is reinforced through co investment, clearly defined fee structures, and performance based participation, ensuring interests remain consistent with investors.
Built For Busy Professionals
Mailbox Money partners with a select group of accredited investors, combining disciplined processes with a high standard of communication and support.
Our approach centers on professionally managed real estate strategies designed to generate passive income, with each portfolio structured for stability, consistent cash flow, and long term alignment with investor outcomes.
- Hands-off ownership
- Clear reporting and communication
- Tax-advantaged structures where applicable
- Carefully vetted opportunities
Our Team
A team built around operational accountability, bringing together expertise across investor relations, capital formation, and strategic execution. Each function operates within a defined framework to ensure clarity, consistency, and disciplined follow through at every stage.
Dusten Hendrickson
Founder, Visionairy
Anna Rempe
Executive Assistant
Levi Te Slaa
Director of Investor Relations
Craig Griebel
Director of Marketing
Chuck Larson
Director of Sales
Our Partners
RESTRICTED ACCESS
Request an Offering
Unlock exclusive access to the full, in-depth property proposal—featuring comprehensive financial projections, detailed market analysis, and a closer look at the strategic vision behind the investment. Explore the insights, data, and opportunities that set this offering apart and position it for long-term performance.
Mailbox Money helps solve the affordable housing crisis by developing workforce housing in stable Midwest markets, offering passive real estate opportunities for accredited investors.
Quick Links
Contact
Mailbox Money
120 S Main Ave
Brookings, SD 57006
[email protected]
(605) 691-1933
Compliance
Investment opportunities are offered only to accredited investors. Minimum investment is $50,000.
Returns are not guaranteed. All investments carry risk, including the potential loss of principal. Please review all private placement memorandums and risk factors prior to investing.
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