Every allocation we structure fits one of three strategies, or a mix of them. The ticket sizes below are the shapes we work with most often. They are not minimums or limits.
Income, value-add and development, each delivered the same way.
Five to seven stabilized residential properties, bought below comparable sales, leased and managed by us. Built for income and capital preservation with low involvement.
Acquire undervalued or unfinished apartments, renovate with our own crews, lease, stabilize, then refinance or sell. Return enhancement for investors who accept a renovation cycle.
Land through development to sales, with a share of units retained as rentals. Structured with a vetted developer and monitored by us, for investors with a longer horizon.
Every strategy is delivered the same way: an investment memo per opportunity, diligence with licensed partners, execution and management by Tbilisi Home, and reporting in the owner portal.
How a $3M allocation might be structured. Illustrative; the split is set by your mandate.
"Based on what you've told me about your mandate, I wouldn't put the entire $3 million into one apartment or even one building. I'd probably structure the allocation across two or three strategies."
Income first, so the allocation is cash-flowing while the value-add cycle runs. The opportunistic slice is sized so that a delay there does not change the portfolio's return.
Match the strategy to what your mandate already says.
| Your mandate says | We would propose | Involvement |
|---|---|---|
| Income, capital preservation, remote ownership"We want yield we can report every quarter." | Income Portfolio | Low. Monthly statements, quarterly report. |
| Return enhancement, tolerance for a renovation cycle"We can wait six to twelve months for stabilization." | Value-Add Portfolio | Medium. Renovation sign-offs, then the same as income. |
| Development returns, longer horizon, partner structures"We are comfortable with construction risk if it is monitored." | Development Opportunity | Higher. Milestone reporting, joint-venture governance. |
| Not sure yet"Tell us whether Georgia fits at all." | A conversation, then the market report | Thirty minutes. |
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