A 506(c) Investment Opportunity
Project Visual Board 01-A
Canvas is an institutional-grade, master-planned land development project strategically located within the hyper-growing San Antonio–New Braunfels expansion corridor. The project is spearheaded by Red Oak Development Group, a premier sponsor team leveraging 17 years of regional experience in master-planned development.
Built for investors seeking asymmetric upside and portfolio diversification, Canvas delivers a premier opportunity for investment with a highly professional sponsor team with a proven 17-year regional track record.
Sponsor Origins & Operating Vision
We craft communities for people, and spaces where life happens - places where kids walk to the corner store and the energy of life being lived is felt on the town green.
Red Oak Development Group obsesses the nuances and designs the smallest details of a community, with the intent of creating places that make life better for people. Every Red Oak community has its own story, and each is as unique as the people who call it home or start their business there.
We create complete communities where homes, retail, commercial, schools and civic spaces are integrated from the start - generating a better quality of life for residents and durable economic fundamentals for investors.
We define success by what matters to people: life per square foot over price per square foot, happiness indexes, wellness metrics, and social connectivity. We do all of this with the confidence that doing the right thing for people generates solid returns for our investors, partners, and the greater communities themselves.
Firm Snapshot
Leadership Team
Tom Staub
Chief Executive Officer
Oversees Red Oak's vision, expansion strategy, underwriting, and financial planning. 15+ years in real estate spanning single-family, multifamily syndications, and flex industrial - focused on master-planned community development since 2019. Previously spent 12 years in corporate finance for Fortune 10 companies and Silicon Valley unicorns. Founder of TEACH (Teacher's Economic Advancement through Community Homeownership).
David Teo
Partner
Leads capital strategy, investor relations, strategic partnerships, underwriting, and legal/tax compliance. Structures investment models that minimize risk and optimize returns. Also CEO of Centauri Capital Group, managing a $400M+ portfolio across multifamily, medical office, and land. Board Director of the Greater Austin Asian Chamber of Commerce.
Mike Miller
EVP, Real Estate & Community Development
Directs strategic planning and execution across every Red Oak community - development agreements, public finance, builder partnerships, CCRs, architecture guidelines, HOA formation, and entitlements. Former SVP at Signorelli Company where he launched 4,700-acre Austin Point and 3,000-acre Firefly. Master's in Real Estate Development from Texas A&M.
In the Field
Sponsor Track Record
01 · Flagstaff, AZ
Luxury Residential Community
Red Oak delivered the entire community end-to-end - horizontal infrastructure, road network, and vertical home construction across an 83-unit luxury enclave nestled in the Flagstaff pines.
02 · Lockhart, TX
Master-Planned Community
A 589-acre master-planned community delivering 2,500 homes alongside two integrated school campuses - a complete neighborhood built from the ground up along the Central Texas growth corridor.
03 · Temple, TX
Retail Community
A ground-up retail destination anchoring the Temple, Texas trade area - designed around walkable storefronts, durable tenancy, and the everyday rhythms of the surrounding community.
Investor Testimonials
300+
Active Investors
2014
1st Investor Invested
$35M+
Total Capital Deployed
$50M+
Projected by 2026
“
Leadership was responsive and transparent. They went ahead of the curve and were smart on managing my investment and exit strategy. Completely satisfied with their communication and interested in investing in more deals.
- Dianna Wilusz
“
I was impressed with the team's ability to pivot as market dynamics changed to ensure a successful exit. Good risk management and I appreciated the execution and transparency. 5 out of 5.
- Dahlia Frydman
“
The management team was accessible, honest, transparent and trustworthy. They provided clear data driven communication, high responsiveness, and willingness to explain items during my investment cycle. Will invest again.
- Clarissa Wu
Investment Offering
Investment Classes
Class D - 1
Entry tier
Class D - 2
Preferred tier
Class D - 3
Premium tier
Adjust your check size to see your year-by-year distribution waterfall, equity multiple, and projected IRR.
Pref. Return
10.0%
Profit Share
14%
Total Distributions
$645,952
on $250,000 invested
Profit
$395,952
10.0% pref + 14% share
Equity Multiple
2.58x
Projected IRR
26.2%
2028
Total Distributions
$81,008
Capital Paid Back
$31,352
Preferred Returns
$9,845
Profit Share
$39,811
MOIC / IRR
0.32x · -43.1%
2029
Total Distributions
$156,015
Capital Paid Back
$60,382
Preferred Returns
$18,960
Profit Share
$76,673
MOIC / IRR
0.95x · -2.0%
2030
Total Distributions
$108,684
Capital Paid Back
$42,063
Preferred Returns
$13,208
Profit Share
$53,412
MOIC / IRR
1.38x · 11.2%
2031
Total Distributions
$123,525
Capital Paid Back
$47,807
Preferred Returns
$15,012
Profit Share
$60,705
MOIC / IRR
1.88x · 19.8%
2032
Total Distributions
$121,746
Capital Paid Back
$47,119
Preferred Returns
$14,796
Profit Share
$59,831
MOIC / IRR
2.36x · 24.8%
2033
Total Distributions
$42,993
Capital Paid Back
$16,639
Preferred Returns
$5,225
Profit Share
$21,129
MOIC / IRR
2.54x · 26.0%
2034
Total Distributions
$5,810
Capital Paid Back
$2,249
Preferred Returns
$706
Profit Share
$2,855
MOIC / IRR
2.56x · 26.1%
2035
Total Distributions
$6,171
Capital Paid Back
$2,388
Preferred Returns
$750
Profit Share
$3,033
MOIC / IRR
2.58x · 26.2%
Total
Total Distributions
$645,952
Capital Paid Back
$250,000
Preferred Returns
$78,502
Profit Share
$317,449
Equity Multiple
2.58x
Projected IRR
26.2%
| Year | Total Distributions | Capital Paid Back | Preferred Returns | Profit Share | MOIC | IRR |
|---|---|---|---|---|---|---|
| 2028 | $81,008 | $31,352 | $9,845 | $39,811 | 0.32x | -43.1% |
| 2029 | $156,015 | $60,382 | $18,960 | $76,673 | 0.95x | -2.0% |
| 2030 | $108,684 | $42,063 | $13,208 | $53,412 | 1.38x | 11.2% |
| 2031 | $123,525 | $47,807 | $15,012 | $60,705 | 1.88x | 19.8% |
| 2032 | $121,746 | $47,119 | $14,796 | $59,831 | 2.36x | 24.8% |
| 2033 | $42,993 | $16,639 | $5,225 | $21,129 | 2.54x | 26.0% |
| 2034 | $5,810 | $2,249 | $706 | $2,855 | 2.56x | 26.1% |
| 2035 | $6,171 | $2,388 | $750 | $3,033 | 2.58x | 26.2% |
| Total | $645,952 | $250,000 | $78,502 | $317,449 | 2.58x | 26.2% |
Projections based on sponsor underwriting for the CANVAS land subdivision placement. Distributions, MOIC, and IRR scale linearly within tier; tier assignment changes terms at $250K and $500K thresholds. Figures are estimates, not guarantees.
The Masterplan
Canvas: A community built and designed around parks, landscape, and amenities
Canvas · Tailored Allocation Briefing
Launch 12-Minute Regional Macro Analysis
Sponsor Track Record · Submarket Allocation · Infrastructure Inflows
Supplemental Briefing Reel
~ 4–6 min each
Macro Thesis · 2026–2031
01
Demographic Tailwind
The San Antonio–New Braunfels MSA is absorbing migration from coastal metros at a pace that outstrips housing delivery by ~2.4×. Household formation is structural, not cyclical.
02
Employer Anchoring
Defense, semiconductors, advanced manufacturing, and logistics are committing multi-decade capex inside a 60-mile radius - converting transient growth into durable demand.
03
Land Scarcity at the Path of Growth
Entitled, infrastructure-ready acreage along the I-35 spine is being absorbed faster than it can be replaced. Basis matters more in the next cycle than in the last.
Interactive · Market Highlights
+1,100 / wk
Net In-Migration
Texas absorbs more new residents than any other state
San Antonio–New Braunfels ranks among the top 5 fastest-growing MSAs in the U.S., with sustained inbound migration from California, Illinois, and the Northeast.
Source · U.S. Census · Texas Demographic Center
Central Texas · Austin–San Antonio Corridor
5mi / 10mi Radii
MSA Growth · Jobs · Population · GDP
Job growth - nonfarm payroll employment (indexed, 2010 = 100)
BLS State & Metro Area Employment · SA–NB MSA vs U.S. · 2010–2024
Source: U.S. Bureau of Labor Statistics (BLS), All Employees: Total Nonfarm, FRED series SMU48417000000000001A (SA MSA) and PAYEMS (US). Annual averages, not seasonally adjusted.
SA MSA jobs 2010
855,000
SA MSA jobs 2024
1,182,800
SA MSA total growth
+38.3%
US total growth
+21.8%
Population growth (indexed, 2010 = 100)
U.S. Census Bureau · SA–NB MSA vs U.S. · 2010–2024
Source: U.S. Census Bureau, Annual Population Estimates; FRED series SATPOP (SA MSA). 2010 from decennial census. 2025 MSA estimate: 2.81M.
SA MSA pop. 2010
2.14M
SA MSA pop. 2024
2.76M
SA MSA total growth
+28.9%
US total growth
+9.9%
GDP growth - nominal current dollars (indexed, 2010 = 100)
Bureau of Economic Analysis (BEA) · SA–NB MSA vs U.S. · 2010–2023
Source: BEA, GDP by Metropolitan Area; FRED series NGMP41700 (SA MSA). Nominal (current-dollar) GDP - includes inflation. Latest MSA data available is 2023. SA MSA 2010 GDP interpolated from BEA/proximityone data (~$87.5B in 2011 at ~5% YoY growth).
SA MSA GDP 2010
~$83B
SA MSA GDP 2023
$182B
SA MSA total growth
+119%
US total growth
+82.9%
Master-Planned Communities · Performance Evidence
Three decades of independent research - RCLCO, Zonda, John Burns, and the Urban Land Institute - converge on the same conclusion: master-planned communities sell faster, command higher lot and home prices, and hold value through housing cycles. The Canvas program is underwritten to those structural advantages, not to a speculative thesis.
+10%
Home price premium over comparable subdivision homes
+22%
Average lot price premium vs. non-planned developments
+50%
Higher sales pace in amenity-rich MPCs vs. subdivisions
30 yr
Consecutive years of MPC outperformance tracked by RCLCO
Homes sold per month, national average · Zonda Master Plan Outlook
MPC sales pace advantage at price bands · Zonda, 2024
Annual new home sales, indexed to 2022 baseline = 100 · RCLCO / John Burns Research
Underwriting Takeaway
MPCs don’t just sell more homes - they sell them faster, at higher per-lot values, and with markedly less volatility through downturns. Canvas is structured to capture each of those premiums in the lot-and-amenity layer, where the spread between MPC and conventional product is widest.
Red Oak's Commercial Concept
A walkable mixed-use heart that brings chef-driven retail, live-work frontage, a food hall, and cottage-scaled programming into the center of the community. The concept is designed to create daily foot traffic, lifestyle identity, and a true sense of place rather than a conventional strip-center edge condition.
Concept Narrative
The Junction is conceived as a compact commercial district where residents can walk to coffee, retail, dining, and community gathering spaces from within the master plan. It is less about maximizing pad count and more about composing a memorable, differentiated center that supports both placemaking and long-term value.
The renderings show multiple scales of activation: a chef's cottage and garden, live-work frontage, a food hall pavilion, and a flexible central plaza that can host daily use as well as programmed events. This format reinforces the broader Red Oak philosophy of complete communities with meaningful civic and social life built in from day one.
Market Validation
The following rankings are based on current market research, highlighting what modern buyers value most when selecting a master-planned community.
60% of buyers prioritize communities where retail, dining, and daily services are within walking distance.
Access to parks, trails, and functional outdoor spaces now outranks interior square footage for many buyers.
Strong preference for "third places" like cafes and social gathering hubs to foster neighborhood cohesion.
Demand is high for active, low-maintenance recreational features such as pickleball courts, pools, and fitness centers.
Consistent architectural standards and well-maintained landscapes serve as key indicators of future resale value.
Market Demographics & Buyer Profiles
Independent demand research from John Burns Research & Consulting (JBREC) and Kantar MindBase, modeled against the Seguin / East Seguin / West Seguin / San Antonio MSA submarkets. Below is the underwriting view of who buys here, what they earn, what they want from a home, and which product types deliver to them.
779K+
Qualified Households (4-mkt)
20–24%
Millennial Ambitious Realists
$75K–$125K
Median HHI Targets
01 · Executive Summary
Gen Z Engaged Activists, Millennial Ambitious Realists, Xer Homefront Heroes, and Xer Pragmatic Pathfinders form the core demand pool across Seguin, East/West Seguin, and the San Antonio MSA. Underwriting prioritizes Millennials and Xers - the cohorts in life stages that drive home purchase (marriage, family formation, aging-in-place).
JBREC Executive Summary · Buyer cohort traits, income, market size, and home expectations
03 · Core Product Types by Buyer Segment
JBREC recommends an array of conventional product complemented by a 35′ cottage and a 40′ alley-loaded home. Primary subject segments - Young Families and Mature Singles & Couples - anchor the absorption curve with 40′–50′ detached lots and low-maintenance first-floor primary cottages.
JBREC · Product type recommendations matched to buyer segments and price points
A private 1-on-1 with the Managing Principal to confirm fit, walk the co-investment terms, and tailor your allocation in the current funding window. Minimum check: $50,000.
Select Appointment Time
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30-Minute Call Agenda
Deal Overview & Macro Submarket Strategy
10 min
Sponsorship Team, Management & Co-Investment Alignment
5 min
Project Approvals & Risk Protections
5 min
How Profits Work & Funding Steps
10 min
Canvas is a private Regulation D Rule 506(c) offering. All scheduled interviews are conducted under NDA. Past performance is not indicative of future results.
Investor Due Diligence
Capital Structure & Subscription
Our private placements are conducted under Regulation D, Rule 506(c), and are limited to verified accredited investors as defined by the SEC. Verification is completed prior to subscription via third-party documentation review or a qualified letter from a CPA, attorney, or registered investment advisor.
Minimum commitments vary by vehicle and project phase. Most active offerings carry a minimum of $100,000 per LP interest, with select co-invest opportunities structured at higher thresholds. Specific terms are disclosed in the Private Placement Memorandum delivered after the allocation review.
The general partners and principals co-invest meaningful capital alongside every passive LP commitment. We do not market projects we do not heavily back with our own balance sheet. Co-invest percentages, distribution waterfalls, and promote structures are disclosed transparently in the offering documents.
Master-planned community developments are inherently illiquid. Target hold periods typically range from 5 to 8 years from initial close through final lot sellout, with interim distributions tied to phased land sales and entitlement milestones. These are long-duration, private real estate investments - not liquid securities.
Yes. Every allocation review is conducted one-on-one with a Managing Partner - not an outsourced sales representative. Ongoing investor communications, quarterly reporting, and capital event discussions all flow through principal-attended channels.
No. The information presented on this site is for general informational purposes only and does not constitute an offer to sell or a solicitation to buy any security. Any offer is made solely through definitive offering documents delivered to verified accredited investors under a mutual non-disclosure agreement.
Land Acquisition & Regional Infrastructure
Entitlement Timelines & Milestones
Product Inventory & Consumer Targeting
Process & Diligence
Every deal clears a rigorous internal diligence matrix covering demographic trends, infrastructure commitments, municipal entitlement risk, environmental resilience, and builder absorption. We maintain conservative debt coverage ratios and structure development agreements to insulate LP capital from horizontal construction overruns.
You'll receive a calendar confirmation and a pre-meeting brief covering the current development footprint and available capacity. During the call we walk through the structural terms, answer diligence questions, and - if there's mutual fit - initiate accreditation verification and PPM delivery.