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Fund universe

Fund · Sponsor

Asset class

Strategy

Vintage

Composite

See what flows to your pocket.

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Important — educational only

Waterfalls is an educational research tool. Nothing on this site is investment, financial, legal, tax, or accounting advice. Nothing on this site is an offer to sell, a solicitation of an offer to buy, a recommendation, or an endorsement of any security, fund, sponsor, or investment strategy. Waterfalls is not a Registered Investment Adviser, broker-dealer, law firm, CPA firm, or fiduciary. Data is extracted from third-party documents and may be incomplete, inaccurate, or out of date. Private-fund investments are high-risk and illiquid, and you can lose some or all of your capital. Past performance is not indicative of future results. Always consult your own qualified professionals before making any investment decision. See full Important Disclosures for details.

© 2026 PLS, LLC d/b/a Waterfalls·Disclosures·Terms of Use·Privacy Policy·llms.txt·hello@wtrfalls.com

412WLR, LLC (Braxton Woods Lake) · Waterfalls

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Funds · Multifamily RE · 412WLR, LLC (Braxton Woods Lake)

412WLR, LLC (Braxton Woods Lake)

Sponsored by 412WLR Manager, LLC

Multifamily RE· Equity· LLC · 3 classes· ● High· PPM v1

⚑ IRR-gated flip

💬⇪ CompareRun the numbers →

Composite

48.1

Waterfalls score

Pref Return

9%

simple

LP Take (Base)

60.2%

at 1.75× exit

GP Commit

—

not disclosed

Min Investment

$100K

ticket size

Offering Size

$14M

target raise

Cascade · All Distributions

Where each dollar goes

$875K

LP $527K · Fees $91K · GP $257K

Standard scenario · $500K equity · 5y hold · 1.75× exitRun your own cascade →

Fee scheduletaken before LP distributions

Total load 10.00%

Fee

Trigger

Basis

Rate

Acquisition Fee

Acquisition Event

Gross Transaction Amount (capital + loan + acquisition costs)

2.00%

Guaranty Fee

Acquisition Event

Gross Transaction Amount

See what flows to your pocket.

About Pricing RSS Explore People Community Upload PPM

Important — educational only

Waterfalls is an educational research tool. Nothing on this site is investment, financial, legal, tax, or accounting advice. Nothing on this site is an offer to sell, a solicitation of an offer to buy, a recommendation, or an endorsement of any security, fund, sponsor, or investment strategy. Waterfalls is not a Registered Investment Adviser, broker-dealer, law firm, CPA firm, or fiduciary. Data is extracted from third-party documents and may be incomplete, inaccurate, or out of date. Private-fund investments are high-risk and illiquid, and you can lose some or all of your capital. Past performance is not indicative of future results. Always consult your own qualified professionals before making any investment decision. See full Important Disclosures for details.

© 2026 PLS, LLC d/b/a Waterfalls·Disclosures·Terms of Use·Privacy Policy·llms.txt·hello@wtrfalls.com

1.50%

Asset Management Fee

Recurring Monthly

Gross Property Revenue (monthly)

2.00%

Property Management Fee

Recurring Monthly

Gross Property Revenue (monthly)

2.50%

Disposition Fee

Disposition Event (conditional on 13% IRR)

Total Sale Price

2.00%

Service providers3 gaps

Provider network →

⚖

Legal Counsel

Gap

Not disclosed

No independent counsel named for investors. Common in small syndications where Manager and Fund share counsel — reduces independence. Verify during diligence.

◎

Auditor

Gap

Not disclosed

Audit intent not stated in PPM. Ask the sponsor: will the fund be audited, by whom, and on what frequency?

⎙

Fund Administrator

Gap

Not disclosed

No third-party fund administrator referenced. Manager likely handles admin internally — common for <$10M raises but reduces independence.

✦

Placement Agent

OK

No placement agent engaged

No placement agent engaged. Direct placement by Manager — no placement fees eat your invested capital.

Community threads0 active

What allocators are saying. Diligence notes, open questions, attached scenarios.

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Waterfalls Composite Score

48.1.

LP-favorability score · 5 weighted dimensions

Score breakdown5 dimensions

Absolute LP Take62

GP Timing Risk25

Pref Quality70

Fee Drag65

Alignment20

LP take × exit multiple

at 5y hold · 60% at 1.75×

LP take Fee drag· sim at $500k equity

Jump to an exit

1.0× downside 1.5× base 2.0× upside 3.0× home run

Exit	LP IRR	LP MoC	LP Take	Fees

1.00×	-7.2%	0.69×	68.7%	16.8%
1.50×	-1.4%	0.93×	62.1%	11.8%
1.75×	1.1%	1.05×	60.2%	10.4%
2.00×	3.3%	1.18×	58.8%	9.4%
2.50×	7.3%	1.42×	56.9%	7.9%
3.00×	10.8%	1.67×	55.6%	6.9%