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Fund universe

Fund · Sponsor

Asset class

Strategy

Vintage

Composite

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 Data is extracted from third-party documents and may be incomplete, inaccurate, or out of date.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

Andrew Arroyo Real Estate Inc. · Waterfalls

Funds Sponsors Providers Leaderboard Community Pricing

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Funds · Residential RE · Andrew Arroyo Real Estate Inc.

Andrew Arroyo Real Estate Inc.

Sponsored by Unknown sponsor

Residential RE· Debt· REIT · 1 class· ● High· PPM v1

💬⇪ CompareRun the numbers →

Composite

47.4

Waterfalls score

Pref Return

6%

simple

LP Take (Base)

87.3%

at 1.75× exit

GP Commit

—

not disclosed

Min Investment

$1K

ticket size

Offering Size

$72M

target raise

Cascade · Distributions

Where each dollar goes

$875K

LP $764K · Fees $94K · GP $17K

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

Fee scheduletaken before LP distributions

Total load 9.75%

Fee

Trigger

Basis

Rate

Acquisition Fee

—

—

1.00%

Asset Management Fee

—

% of AUM/Total Assets

1.75%

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

Disposition Fee

—

—

4.50%

Property Management Fee

—

—

2.50%

Origination Fee

—

—

0.00%

Service providers2 gaps

Provider network →

⚖

Legal Counsel

OK

Troutman Pepper Locke LLP

Not extracted — synthetic for demo

◎

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

47.4.

LP-favorability score · 5 weighted dimensions

Score breakdown5 dimensions

Absolute LP Take86

GP Timing Risk30

Pref Quality30

Fee Drag64

Alignment0

LP take × exit multiple

at 5y hold · 87% 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×	-3.3%	0.84×	84.5%	15.5%
1.50×	5.4%	1.30×	86.9%	11.8%
1.75×	8.8%	1.53×	87.3%	10.8%
2.00×	11.9%	1.75×	87.6%	10.0%
2.50×	17.1%	2.20×	88.0%	8.9%
3.00×	21.5%	2.65×	88.3%	8.2%