Mission
Deploy automated realty intelligence for strategic acquisitions, acquire quality land at below-market prices, manage risk through disciplined due diligence, and build a profitable, self-sustaining land investment corporation.
Confidential · Prepared for investor review
Cromartie Farms LLC
A focused land acquisition, resale, and strategic-hold model targeting undervalued rural parcels across southeastern North Carolina.
Company Overview
Cromartie Farms LLC acquires undervalued rural land through disciplined due diligence, conservative capital allocation, and multiple exit strategies. Target sources include county surplus properties, tax foreclosure parcels, estate-owned land, delinquent tax parcels, and vacant inherited property.
Risk Management
- Diversified acquisition portfolio
- Strict due diligence standards
- Multiple sales strategies
- Operating reserves and reinvestment discipline
Platform Access
Land Ledger IP Gateway
This investor base page now acts as the front-facing presentation layer. Qualified users can continue into the operating platform for live property intelligence, asset records, due diligence status, portfolio monitoring, watchlist intelligence, and acquisition pipeline workflow.
Land Ledger IP ↗
Current platform URL: cromartiefarms-ip.pages.dev
Capital Plan
Use of Funds
Initial capital is allocated primarily to property acquisitions, with legal/closing support and enough marketing/operations reserve to move inventory.
$50K
Property Acquisitions$35,49871%
Closing Costs & Legal Fees$7,50015%
Marketing & Operations$7,00214%
Estimated closing, legal, and advertising fees are approximately $750 per property purchase. Actual costs may vary by legal fees, recording fees, title work, and transaction requirements.
Acquisition Strategy & Operations
Acquisition Targets
- County surplus land
- Tax foreclosure properties
- Estate-owned land
- Delinquent tax parcels
- Vacant inherited property
Acquisition Standards
- Legal access confirmed
- Road frontage present
- Buildable potential
- Demonstrated market demand
- Purchase price below market value
Marketing & Sales Strategy
Marketing ChannelSales Method
Facebook MarketplaceCash sale — direct buyer
LandWatchSeller financing — down payment + monthly
Land.comAdjacent landowner sale
CraigslistStrategic land holding
Direct mail campaignsBuyer and owner outreach
Adjacent landowner outreachDirect acquisition or sale strategy
IP Development
Database, Listings & Intelligence Platform
Cromartie Farms LLC is developing a proprietary realty intelligence platform to support land acquisition, public-record review, county sale monitoring, portfolio management, and investor reporting across North Carolina.
Realty IP Property Database
A structured property database built to organize parcel records, acquisition status, owner information, county tax data, GIS links, assessed values, due diligence notes, and investment-stage tracking; pulling directly from all available counties.
Intelligent Realty Asset Portfolio
The © Land Ledger IP portfolio management platform for active acquisitions, watchlist properties, acquired assets, sold records, equity evaluation, land note tracking, and long-term land equity Value monitoring.
Statewide County-Level Property Sales & Auction Listings
County-focused sales listing web development designed to organize tax foreclosure notices, surplus property listings, auction dates, sale status, property links, and operating-county records statewide for North Carolina.
Investor Intelligence
© ParcelFox IP includes an automated decision-support model that combines acquisition records, due diligence status, comparable land value review, marketability scoring, pricing history, time-on-market analysis, buyer demand signals, and exit-strategy planning for real time property acquisition & re-sale planning.
Purpose of the IP Development Layer
The platform is being built to reduce acquisition risk, improve property selection, centralize public-record research, support investor transparency, and create a repeatable operating system for rural land investment growth. The underlying source code becoming a developing asset integral to Cromartie Farms Acquisition process.
View Detailed Records in ©LandLedger IP ↗Initial Acquisition Portfolio
Phase I includes seven selected parcels totaling 20.98 acres. Phase IV-A due diligence is complete.
7Total Parcels
20.98Total Acres
$35,498Acquisition Cost
$71,769Assessed Value
$36,271Estimated Equity
| Property | Acres | Acquisition Cost | Assessed Value | Assessment Spread | Value/Cost |
|---|---|---|---|---|---|
| Lewis & Autry Rd | 0.92 | $4,825 | $11,587 | $6,762 | 2.40x |
| Walter West Rd | 1.35 | $6,500 | $9,922 | $3,422 | 1.53x |
| Henry Jones Rd | 0.80 | $3,245 | $6,720 | $3,475 | 2.07x |
| Cain Loop Rd | 16.91 | $5,278 | $4,396 | -$882 | 0.83x |
| Williams St | 0.43 | $4,080 | $10,642 | $6,562 | 2.61x |
| Mt. Olive Rd | 0.37 | $4,040 | $12,302 | $8,262 | 3.05x |
| Martin Luther King Dr | 0.20 | $7,530 | $16,200 | $8,670 | 2.15x |
Need the deeper records?
Open Realty IP for GIS/tax links, record cards, due diligence status, and platform-level property intelligence.
View Detailed Records in Realty IP ↗
Assessed values are based on county tax records and may not reflect actual market value.
Investor & Financing Structure
Cromartie Farms LLC is designed to grow through disciplined acquisition capital, deal-level investor participation, seller-financed land note income, and responsible bank-backed financing supported by positive equity.
Deal-Level Profit Participation
Round 1 capital may be assigned to a defined property pool instead of permanent company ownership. Cromartie Farms manages sourcing, due diligence, acquisition, marketing, and sale execution. Investor capital may be structured with a negotiated fixed return and repayment schedule for investors seeking predictable income rather than operating upside. Company equity is reserved for a true strategic partner who brings capital plus long-term value such as lender relationships, buyer networks, administrative support, or growth capacity. Verified land equity, cash reserves, completed sales, and recurring land note income may support responsible bank-backed financing for future acquisitions.
Target: 0% company equity · principal returned first · net profits split by agreement.Fixed Return Capital
Investor capital may be structured with a negotiated fixed return and repayment schedule for investors seeking predictable income rather than operating upside.
Target: 0% company equity · fixed return · written repayment terms.Strategic Equity Partnership
Company equity is reserved for a true strategic partner who brings capital plus long-term value such as lender relationships, buyer networks, administrative support, or growth capacity.
Target: limited equity only when partner value and valuation justify it.Positive Equity Debt Financing
Verified land equity, cash reserves, completed sales, and recurring land note income may support responsible bank-backed financing for future acquisitions.
Purpose: scale acquisition capacity while preserving cash and avoiding overleverage.Capital Stack Priority
Founder control and operating management → deal-level investor capital → seller-financed note income → reinvested sales profits → bank-backed financing supported by positive equity → strategic equity only when justified.
Detailed investor terms, return examples, legal structure, securities considerations, and lender documentation can be provided in a separate Investor FAQ. All structures are subject to written agreement, underwriting, legal review, and applicable law.
Financial Plan & Five-Year Growth
The model recycles capital from completed sales and seller-financed transactions into new acquisitions so the portfolio can expand without relying only on additional outside investment.
Year One Plan
- Initial Portfolio Acquisitions7 Properties
- Additional Acquisitions7 Properties
- Total Properties Acquired14 Properties
- Cash Sales3-5 Properties
- Seller-Financed Notes3-5 Notes
5-Year Equity Potential
Equity Fund Value is modeled from the current Phase I assessed equity spread of $36,271 across 7 parcels, or approximately $5,182 per acquired property.
Equity / Property$5,182
Phase I Equity Spread$36,271
5-Year Target Volume104+ Properties
5-Year Equity Fund$538,883+
| Year | Properties Acquired | Cumulative Properties | Cash Sales | Active Seller-Financed Notes | Equity Fund Value |
|---|---|---|---|---|---|
| Year 1 | 14 | 14 | 3-5 | 3-5 | $72,542 |
| Year 2 | 15 | 29 | 6-8 | 6-8 | $150,266 |
| Year 3 | 20 | 49 | 10-12 | 10-12 | $253,897 |
| Year 4 | 25 | 74 | 15-18 | 15-18 | $383,436 |
| Year 5 | 30+ | 104+ | 20+ | 20+ | $538,883+ |
Equity Fund Value is modeled from the current Phase I assessed equity spread of $36,271 across 7 parcels, or approximately $5,182 per acquired property. This is a planning estimate based on county assessed value, not a guaranteed market valuation.
Due Diligence Status · Phase IV-A
Verified Before Acquisition
County Deed Record verified Complete
Property access verified Complete
GIS mapping reviewed Complete
Floodplain and wetlands evaluated Complete
Zoning and permitted uses reviewed Complete
Property site visits conducted Complete
Overall marketability confirmed Complete
Long-Term Vision & Operating Principles
Disciplined Acquisitions
Buy only when price is below market, access is confirmed, and marketability is established.
Multiple Revenue Streams
Cash sales create returns, seller-financed notes create monthly income, and strategic holds capture appreciation.
Equity Growth Financing
Use positive land equity and responsible debt financing to support bank-backed growth, expand acquisition capacity, and preserve cash reserves.
Geographic Concentration
Focus on Bladen, Sampson, Duplin, and Pender counties builds expertise and reduces overhead.
- Buy below market value.
- Verify before purchasing.
- Increase Equity Fund Value.
- Establish Land Note Income.
- Positive Equity Financing.