Shawondasse Mystic/Stonington Property

The property is in the beautiful and historic coastal town of Stonington, CT. It is just minutes away from downtown Mystic shopping, Mystic Seaport, Mystic Aquarium, and many formal and casual restaurants.

In spite of its convenient proximity to area amenities, the lot has a secluded feeling accentuated by the surrounding state property.

About the Property:

  • Lot Size: 5+ Acres

  • Lot Status: Lot has been approved by the planning and zoning town department for a 4- bedroom.

  • Septic Status: Fully approved with engineered plans

The Opportunity:

Beacon is offering accredited investors the opportunity to invest in the development, construction, and subsequent sale of a single-family luxury home to be built in the highly desirable coastal town of Stonington, Connecticut.

The home will be approximately 2400 square feet, with 4 bedrooms, 2.5 baths, living room, dining room, kitchen & family room. The project costs include:

  • land acquisition of $200,000

  • Development & Construction $600,000

We are anticipating:

  • The construction period of approximately 10-11 months.

  • A selling price of $1,100,000

  • A projected ROI of 19-21%

Click here to learn more about Stonington & the Mystic area

  • Vegetation Status: Little to no invasive species

  • Trees: Conifer, Oak, Birch, Maple.

Investment Proforma
Schedule of Values
Download pdf of Gantt chart/timeline

Please Review the Financial & Project Management Documents Below:

When Beacon builds a spec home, many factors are taken into consideration; market conditions, good schools, access to shopping & entertainment, design, and the construction techniques used in the build. But the most important essential factor we analyze is the area market for short-term rental (STR).

STRs have been made popular by companies like Airbnb, Vrbo, and HomeAway.

(to learn more, click here)

Why are STRs so important? If the property is taking longer to sell than expected. Beacon will furnish the house and begin renting as a short-term vacation rental to generate income for the investors until the home has sold.

Other factors include: To learn more about this offering, please review the following documents:

How We Protect Our Investors & Mitigate Losses by Partnering with STR sites like Airbnb

We ask Investors to first pledge funds. The minimal investment amount is $10,000 (see below to pledge)

Once all necessary funds have been pledged, Beacon will hire an attorney to form a Limited Liability Company (LLC) and to create a Private Placement Memorandum and an Operating Agreement to be distributed to all invert before the relys of any funds pledged by Investors.

This newly formed LLC will be the property owner and Investors will hold shares of the LLC based on their capital cash contribution.

The attorney for the LLC will establish an escrow account for all investor funds to be deposited until which time they are ready to deploy.

  • The first distribution of funds will be applied to the Land Acquisition.

  • The second distribution of funds will be applied to Development Costs

  • and the final distribution of funds will be applied to Construction Costs

Beacon and its management will not hold any equity/ownership in the property/project. All shares of the LLC will be owned by the Investors only.

Beacon's compensation will come in the form of a management fee to be paid twice monthly.

Beacon will be the Managing Manager of the LLC and will be responsible for all daily activities e.g., Investor communications, design, construction techniques, bookkeeping, and construction management.

When the project is completed and sold, Investors will receive their initial principal investment back and their percentage of profit based on their initial investment amount.

Once the Investor’s principal has been returned the Investor will receive a minimal, preferred projected return of 12%. If profits allow for more than a 12% return any amount thereafter will be split 50/50 between Investors and Beacon.

The Structure:

Plot Survey

The Home Design:

We will be developing a home design similar to the home featured in the photos above.

We choose this style for it's aesthetic appeal as well as it's simple structural design. This approach helps to keep us on schedule and in budget.

Investment Offering $800,000 Minimal Investment $10,000
Funded to Date:

Pledging Funds

If you would like to proceed with making an investment, please fill out the form below and we will

If you have any questions please contact Glenn Callahan at 860-501-1547