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Auerbach Opportunity Fund IV, LP

Sponsored by Auerbach Funds / Auerbach GP IV, LLC·

Diversified Real Estate· Equity· LP · 2 classes· ● High· PPM v1· Updated 2mo ago
1 data note
Unusual structure
Run the numbers
Composite
68.8
median 36 +33
Pref Return
10%
median 8.0% +2.0%
LP Take (Base)
92.0%
median 85.9% +6.2%
GP Commit
0.0%
median 0.0% +0.0%
Min Investment
ticket size
Offering Size
target raise

Deal diligence7 findings · worst high

Automated checks across the fund's extracted PPM. Every finding is shown with the evidence it's based on — proven numbers or a verbatim quote and page.

Waterfall structure

Structural checks run against Auerbach Opportunity Fund IV, LP's extracted waterfall. Each is a deterministic test — the numbers shown are proven from the PPM, not estimated.

Full (100%) GP catch-up to a 20% carry

Medium

A 100%-rate catch-up routes every post-pref dollar to the GP until it has caught up to its full carry, before the LP sees any split. Combined with a high carry this materially front-loads GP economics. A graduated (e.g. 50/50) catch-up would keep the LP in the cash flow during the tier.

80% confidence

Diligence gaps

Questions a standard diligence questionnaire would ask that the PPM leaves unanswered.

DDQ gap: Does the fund engage an independent auditor?

High

The offering documents don't answer a standard institutional DDQ question (Governance). An allocator will ask this directly — the GP should be ready with an answer.

90% confidence

DDQ gap: Does the fund have a GP clawback provision?

High

The offering documents don't answer a standard institutional DDQ question (Economics). An allocator will ask this directly — the GP should be ready with an answer.

90% confidence

DDQ gap: Does the fund use a third-party fund administrator?

Medium

The offering documents don't answer a standard institutional DDQ question (Governance). An allocator will ask this directly — the GP should be ready with an answer.

90% confidence

DDQ gap: What is the GP's capital commitment (skin in the game)?

Medium

The offering documents don't answer a standard institutional DDQ question (Economics). An allocator will ask this directly — the GP should be ready with an answer.

90% confidence

DDQ gap: What is the target offering size?

Medium

The offering documents don't answer a standard institutional DDQ question (Structure). An allocator will ask this directly — the GP should be ready with an answer.

90% confidence

DDQ gap: What is the minimum LP investment?

Low

The offering documents don't answer a standard institutional DDQ question (Structure). An allocator will ask this directly — the GP should be ready with an answer.

90% confidence

DDQ readiness

How much of a standard institutional due-diligence questionnaire this fund's offering documents answer out of the box. Gaps are questions an allocator will ask directly.

46%
Coverage
6 answered1 partial6 gaps13 questions
Economics
  • What is the preferred return (hurdle) rate offered to LPs?Preferred return of 10%.Answered
  • What is the LP/GP carried-interest split above the preferred return?80% LP / 20% GP residual split.Answered
  • Is there a GP catch-up, and at what rate?Yes — GP catch-up provision present.Answered
  • Does the fund have a GP clawback provision?Gap
  • What is the GP's capital commitment (skin in the game)?Gap
Structure
  • What distribution-waterfall structure does the fund use?4 distribution tier(s) extracted; structure type not classified.Partial
  • What is the fund's investment strategy / asset class?Equity · Diversified Real EstateAnswered
  • What is the fund's vintage year?Vintage 2016.Answered
  • What is the target offering size?Gap
  • What is the minimum LP investment?Gap
Fees & Expenses
  • Is the fund's fee schedule disclosed (management fee, etc.)?2 fee line item(s) extracted from the offering documents.Answered
Governance
  • Does the fund engage an independent auditor?Gap
  • Does the fund use a third-party fund administrator?Gap

Fee scheduletaken before LP distributions

Total load 3.00%
Fee
Trigger
Basis
Rate
Recurring Quarterly
Aggregate Commitments (then invested capital post-commitment period)
2.00%
Acquisition Event
Total debt + equity capitalization of each RE investment
1.00%

Service providers2 gaps

Legal Counsel
OK
Holland & Knight LLP
PPM p.~2: "representation of the General Partner ... by Holland & Knight LLP"
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.

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