OZ Belpointe PREP LLC

 

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

 

FORM 10-Q

(Mark One)

 

☒	QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
	For the quarterly period ended March 31, 2024

 

or

 

☐	TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
	For the transition period from _____to____

 

Commission File Number: 001-40911

 

 

Belpointe PREP, LLC

(Exact name of registrant as specified in its charter)

 

 

Delaware		84-4412083
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)

 

255 Glenville Road

Greenwich, Connecticut 06831

(Address or principal executive offices)

 

(203) 883-1944

(Registrant’s telephone number, including area code)

 

Not Applicable

(Former name, former address and former fiscal year, if changed since last report)

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of each class		Trading Symbol(s)		Name of each exchange on which registered
Class A units		OZ		NYSE American

 

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.

Yes ☒ No ☐

 

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).

Yes ☒ No ☐

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

 

Large accelerated filer	☐		Accelerated filer	☐
Non-accelerated filer	☒		Smaller reporting company	☒
			Emerging growth company	☒

 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Yes ☐ No ☒

 

As of May 10, 2024, the registrant had 3,631,703 Class A units, 100,000 Class B units and one Class M unit outstanding.

 

 

 

TABLE OF CONTENTS

 

		Page
PART I – FINANCIAL INFORMATION		1
Item 1.	Financial Statements (Unaudited)	1
	Consolidated Balance Sheets as of March 31, 2024 and December 31, 2023	1
	Consolidated Statements of Operations for the Three Months Ended March 31, 2024 and 2023	2
	Consolidated Statements of Changes in Members’ Capital for the Three Months Ended March 31, 2024 and 2023	3
	Consolidated Statements of Cash Flows for the Three Months Ended March 31, 2024 and 2023	4
	Notes to Consolidated Financial Statements	5
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	17
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	25
Item 4.	Controls and Procedures	25
PART II – OTHER INFORMATION		26
Item 1.	Legal Proceedings	26
Item 1A.	Risk Factors	26
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	26
Item 3.	Defaults Upon Senior Securities	27
Item 4.	Mine Safety Disclosures	27
Item 5.	Other Information	27
Item 6.	Exhibits	28
Signatures		29

 

 

FORWARD-LOOKING STATEMENTS

 

This Quarterly Report on Form 10-Q (this “Form 10-Q”) contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), which reflect the current views of Belpointe PREP, LLC, a Delaware limited liability company (together with its subsidiaries, the “Company,” “we,” “us,” or “our”) with respect to, among other things, our future results of operations and financial performance. In some cases, you can identify forward-looking statements by words such as “anticipate,” “approximately,” “believe,” “continue,” “could,” “estimate,” “expect,” “intend,” “may,” “outlook,” “plan,” “potential,” “predict,” “seek,” “should,” “will,” and “would” or the negative version of these words or other comparable words or statements that do not relate strictly to historical or factual matters. By their nature, forward-looking statements speak only as of the date they are made, are not statements of historical fact or guarantees of future performance and are subject to risks, uncertainties, assumptions or changes in circumstances that are difficult to predict or quantify, including those risks described under Item 1A. “Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2023, a copy of which may be accessed here, and, in particular due to changes with respect to borrowing costs as a result of interest rates and other factors, our ability to raise capital and access debt financing to continue to execute on our investment strategy, inflation, changes in the availability and price of insurance coverage, construction delays, delays in the lease-up and stabilization of our multifamily properties, fluctuations in occupancy rates and market rents as a result of competition, local economic factors and other market conditions beyond our control, changes in landlord-tenant laws in the markets in which we operate and the projected impact of such factors on our business, financial performance and operating results. Our expectations, beliefs and projections are expressed in good faith, and we believe there is a reasonable basis for them. However, there can be no assurance that management’s expectations, beliefs and projections will result or be achieved, and actual results may vary materially from what is expressed in or indicated by the forward-looking statements.

 

We caution you that the risks, uncertainties and other factors referenced above may not contain all of the risks, uncertainties and other factors that are important to you. There may be other factors that cause our actual results to differ materially from any forward-looking statements, including factors discussed in Item 2. “Management’s Discussion and Analysis of Financial Condition and Results of Operations” of this Form 10-Q, as such factors may be updated from time to time in our periodic filings with the U.S. Securities and Exchange Commission (the “SEC”), which are accessible on the SEC’s website at www.sec.gov. You should evaluate all forward-looking statements made in this Form 10-Q in the context of these risks and uncertainties. In addition, we cannot assure you that we will realize the results, benefits or developments that we expect or anticipate or, even if substantially realized, that they will result in the consequences or affect us or our business in the way expected. In light of the significant uncertainties inherent in these forward-looking statements, the inclusion of this information should not be regarded as a representation by us or any other person that our plans, strategies and objectives, which we consider to be reasonable, will be achieved. All forward-looking statements in this Form 10-Q apply only as of the date made and are expressly qualified in their entirety by the cautionary statements included in this Form 10-Q and in other filings we make with the SEC. We undertake no obligation to publicly update or revise any forward-looking statements to reflect subsequent events or circumstances, except as required by law.

 

 

PART I – FINANCIAL INFORMATION

 

Item 1. Financial Statements

 

Belpointe PREP, LLC

Consolidated Balance Sheets

(in thousands, except unit and per unit data)

 

		March 31, 2024				December 31, 2023
		(Unaudited)
Assets
Real estate
Land		$	38,741			$	38,741
Building and improvements			17,939				17,939
Intangible assets			9,172				9,172
Real estate under construction			337,737				291,130
Total real estate			403,589				356,982
Accumulated depreciation and amortization			(3,681	)			(3,441	)
Real estate, net			399,908				353,541
Cash and cash equivalents			29,205				20,125
Other assets			21,807				8,451
Total assets		$	450,920			$	382,117
Liabilities
Debt, net		$	86,922			$	19,678
Short-term loan from affiliate			—				4,000
Due to affiliates			9,177				10,370
Lease liabilities			1,296				1,324
Accounts payable			21,642				12,584
Accrued expenses and other liabilities			10,091				9,097
Total liabilities			129,128				57,053
Commitments and contingencies (Note 11)			—				—
Members’ Capital
Class A units, unlimited units authorized, 3,631,703 and 3,622,399 units issued and outstanding at March 31, 2024 and December 31, 2023, respectively			319,354				322,626
Class B units, 100,000 units authorized, 100,000 units issued and outstanding at March 31, 2024 and December 31, 2023			—				—
Class M unit, one unit authorized, one unit issued and outstanding at March 31, 2024 and December 31, 2023			—				—
Total members’ capital excluding noncontrolling interests			319,354				322,626
Noncontrolling interests			2,438				2,438
Total members’ capital			321,792				325,064
Total liabilities and members’ capital		$	450,920			$	382,117

 

See accompanying notes to consolidated financial statements.

 

 

Belpointe PREP, LLC

Consolidated Statements of Operations

(Unaudited)

(in thousands, except unit and per unit data)

 

		2024				2023
		Three Months Ended March 31,
		2024				2023
Revenue
Rental revenue		$	337			$	497
Total revenue			337				497
Expenses
Property expenses			1,263				1,018
General and administrative			1,570				1,771
Interest expense			721				—
Depreciation and amortization			284				512
Impairment of real estate			595				—
Total expenses			4,433				3,301
Other income (loss)
Interest income			142				—
Other expense			(27	)			(3	)
Total other income (loss)			115				(3	)
Net loss			(3,981	)			(2,807	)
Net income attributable to noncontrolling interests			—				(3	)
Net loss attributable to Belpointe PREP, LLC		$	(3,981	)		$	(2,810	)
Loss per Class A unit (basic and diluted)
Net loss per unit		$	(1.10	)		$	(0.80	)
Weighted-average units outstanding			3,631,531				3,523,449

 

See accompanying notes to consolidated financial statements.

 

 

Belpointe PREP, LLC

Consolidated Statements of Changes in Members’ Capital

(Unaudited)

(in thousands, except unit and per unit data)

 

		Units				Amount				Units				Amount				Units				Amount				Interests				Interests				Capital
		Class A units								Class B units								Class M unit								Total Members’ Capital Excluding Noncontrolling				Noncontrolling				Total Members’
		Units				Amount				Units				Amount				Units				Amount				Interests				Interests				Capital
Balance at January 1, 2024			3,622,399			$	322,626				100,000			$	—				1			$	—			$	322,626			$	2,438			$	325,064
Issuance of units			9,304				711				—				—				—				—				711				—				711
Acquisition of noncontrolling interests (Note 5)
Offering costs			—				(2	)			—				—				—				—				(2	)			—				(2	)
Net loss			—				(3,981	)			—				—				—				—				(3,981	)			—				(3,981	)
Balance at March 31, 2024			3,631,703			$	319,354				100,000			$	—				1			$	—			$	319,354			$	2,438			$	321,792

 

		Class A units								Class B units								Class M unit								Total Members’ Capital Excluding Noncontrolling				Noncontrolling				Total Members’
		Units				Amount				Units				Amount				Units				Amount				Interest				Interest				Capital
Balance at January 1, 2023			3,523,449			$	329,482				100,000			$	—				1			$	—			$	329,482			$	3,170			$	332,652
Balance			3,523,449			$	329,482				100,000			$	—				1			$	—			$	329,482			$	3,170			$	332,652
Acquisition of noncontrolling interests			—				—				—				—				—				—				—				(963	)			(963	)
Offering costs			—				(119	)			—				—				—				—				(119	)			—				(119	)
Net (loss) income			—				(2,810	)			—				—				—				—				(2,810	)			3				(2,807	)
Balance at March 31, 2023			3,523,449			$	326,553				100,000			$	—				1			$	—			$	326,553			$	2,210			$	328,763
Balance			3,523,449			$	326,553				100,000			$	—				1			$	—			$	326,553			$	2,210			$	328,763

 

See accompanying notes to consolidated financial statements.

 

 

Belpointe PREP, LLC

Consolidated Statements of Cash Flows

(Unaudited)

(in thousands)

 

		2024				2023
		Three Months Ended March 31,
		2024				2023
Cash flows from operating activities
Net loss		$	(3,981	)		$	(2,807	)
Adjustments to net loss:
Depreciation and amortization including intangible assets and deferred financing costs			380				512
Accretion of rent-related intangibles and straight-line rent adjustments			28				(151	)
Impairment of real estate			595				—
Unrealized loss on interest rate derivative			27				—
Changes in operating assets and liabilities:
(Decrease) increase in due to affiliates			(26	)			594
Increase (decrease) in other assets			(4,090	)			33
Decrease in accounts payable			(385	)			(1	)
Increase in accrued expenses and other liabilities			824				434
Net cash used in operating activities			(6,628	)			(1,386	)
Cash flows from investing activities
Development of real estate			(37,920	)			(21,094	)
Other investing activity			55				(75	)
Net cash used in investing activities			(37,865	)			(21,169	)
Cash flows from financing activities
Proceeds from mezzanine loan			41,469				—
Proceeds from construction loan			26,934				—
Repayment of short-term loan from affiliate			(4,000	)			—
Payment of deferred financing costs			(1,293	)			—
Payment of offering costs			(39	)			(97	)
Proceeds from units issued			13				—
Other financing activities			—				(44	)
Net cash provided by (used in) financing activities			63,084				(141	)
Net increase (decrease) in cash, cash equivalents and restricted cash			18,591				(22,696	)
Cash and cash equivalents and restricted cash, beginning of period			23,585				144,967
Cash and cash equivalents and restricted cash, end of period		$	42,176			$	122,271

 

See accompanying notes to consolidated financial statements.

 

 

BELPOINTE PREP, LLC

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

 

Note 1 – Organization, Business Purpose and Capitalization

 

Organization and Business Purpose

 

Belpointe PREP, LLC (together with its subsidiaries, the “Company,” “we,” “us,” or “our”) is focused on identifying, acquiring, developing or redeveloping and managing commercial real estate located within “qualified opportunity zones.” We were formed on January 24, 2020 as a Delaware limited liability company and qualify as a partnership and qualified opportunity fund for U.S. federal income tax purposes.

 

At least 90% of our assets consist of qualified opportunity zone property, and all of our assets are held by, and all of our operations are conducted through, one or more operating companies (each an “Operating Company” and collectively, our “Operating Companies”), either directly or indirectly through their subsidiaries. We are externally managed by Belpointe PREP Manager, LLC (our “Manager”), an affiliate of our sponsor, Belpointe, LLC (our “Sponsor”). Subject to the oversight of our board of directors (our “Board”), our Manager is responsible for managing our affairs on a day-to-day basis and for identifying and making acquisitions and investments on our behalf.

 

Capitalization

 

On May 9, 2023, the U.S. Securities and Exchange Commission (the “SEC”) declared effective our registration statement on Form S-11, as amended (File No. 333-271262) (the “Follow-on Registration Statement”), registering the offer and sale of up to $750,000,000 of our Class A units on a continuous “best efforts” basis by any method deemed to be an “at the market” offering pursuant to Rule 415(a)(4) under the Securities Act of 1933, as amended (the “Securities Act”), including by offers and sales made directly to investors or through one or more agents (our “Follow-on Offering”).

 

In connection with the Follow-on Registration Statement, we entered into a non-exclusive dealer manager agreement with Emerson Equity LLC (the “Dealer Manager”), a registered broker-dealer, for the sale of our Class A units through the Dealer Manager. The Dealer Manager will enter into participating dealer agreements and wholesale agreements with other broker-dealers, referred to as “selling group members,” to authorize those broker-dealers to solicit offers to purchase our Class A units. We will pay our Dealer Manager commissions of up to 0.25%, and the selling group members commissions ranging from 0.25% to 4.50%, of the principal amount of Class A unit sold in the Follow-on Offering. As of March 31, 2024, we have not sold any Class A units in connection with the Follow-on Offering.

 

In addition, the Follow-on Registration Statement constitutes a post-effective amendment to the registration statement on Form S-11, as amended (File No. 333-255424), registering the offer and sale of our ongoing initial public offering of up to $750,000,000 of our Class A units, declared effective by the SEC on September 30, 2021, of which $514,013,330 remained unsold as of March 31, 2024 (our “Primary Offering” and, together with our Follow-on Offering, our “Public Offerings”).

 

The purchase price for Class A units in the Public Offerings will be the lesser of (i) the current net asset value (the “NAV”) of our Class A units, and (ii) the average of the high and low sale prices of our Class A units on the NYSE American (the “NYSE”) during regular trading hours on the last trading day immediately preceding the investment date on which the NYSE was open for trading and trading in our Class A units occurred. Our Manager calculates our NAV within approximately 60 days of the last day of each quarter, and any adjustments take effect as of the first business day following its public announcement. On February 29, 2024, we announced that our NAV as of December 31, 2023 was equal to $100.88 per Class A unit.

 

Note 2 – Summary of Significant Accounting Policies

 

Basis of Presentation

 

The accompanying consolidated financial statements have been prepared on the accrual basis of accounting and conform to accounting principles generally accepted in the United States of America (“U.S. GAAP”) for interim financial information, and Article 8 of Regulation S-X of the rules and regulations of the SEC.

 

5

 

 

In the opinion of management, all adjustments considered necessary for a fair presentation of our financial position, results of operations and cash flows have been included and are of a normal and recurring nature. The consolidated financial statements as of March 31, 2024, and for the three months ended March 31, 2024 and 2023, are unaudited and may not include year-end adjustments necessary to make them comparable to audited results. These consolidated financial statements should be read in conjunction with the audited consolidated financial statements as of and for the year ended December 31, 2023 included in our Annual Report on Form 10-K. The operating results for interim periods are not necessarily indicative of operating results for any other interim period or for the entire year.

 

Basis of Consolidation

 

The accompanying consolidated financial statements reflect all of our accounts, including those of our controlled subsidiaries. The portion of members’ capital in controlled subsidiaries that are not attributable, directly or indirectly, to us are presented in noncontrolling interests. All significant intercompany accounts and transactions have been eliminated.

 

We have evaluated our economic interests in entities to determine if they are deemed to be variable interest entities (“VIEs”) and whether the entities should be consolidated. An entity is a VIE if it has any one of the following characteristics: (i) the entity does not have enough equity at risk to finance its activities without additional subordinated financial support; (ii) the at-risk equity holders, as a group, lack the characteristics of a controlling financial interest; or (iii) the entity is structured with non-substantive voting rights. The distinction between a VIE and other entities is based on the nature and amount of the equity investment and the rights and obligations of the equity investors. Fixed price purchase and renewal options within a lease, as well as certain decision-making rights within a loan or joint-venture agreement, can cause us to consider an entity a VIE. Limited partnerships and other similar entities that operate as a partnership will be considered VIEs unless the limited partners hold substantive kick-out rights or participation rights.

 

Significant judgment is required to determine whether a VIE should be consolidated. We review all agreements and contractual arrangements to determine whether (i) we or another party have any variable interests in an entity, (ii) the entity is considered a VIE, and (iii) which variable interest holder, if any, is the primary beneficiary of the VIE. Determination of the primary beneficiary is based on whether a party (a) has the power to direct the activities that most significantly impact the economic performance of the VIE, and (b) has the obligation to absorb losses or the right to receive benefits of the VIE that could potentially be significant to the VIE.

 

6

 

 

The following table presents the financial data of the consolidated VIEs included in the consolidated balance sheets as of March 31, 2024 and December 31, 2023, respectively (amounts in thousands):

 Schedule of Carrying Value Net Assets

		March 31, 2024				December 31, 2023
		(unaudited)
Assets
Real estate
Land		$	26,059			$	26,059
Building and improvements			12,953				12,953
Intangible assets			6,816				6,816
Real estate under construction			337,489				290,627
Total real estate			383,317				336,455
Accumulated depreciation and amortization			(2,307	)			(2,161	)
Real estate, net			381,010				334,294
Cash and cash equivalents			7,880				8,204
Other assets			20,526				7,841
Total assets		$	409,416			$	350,339
Liabilities
Debt, net		$	86,922			$	19,678
Due to affiliates			6,368				7,292
Lease liabilities			24				25
Accounts payable			21,563				12,374
Accrued expenses and other liabilities			9,363				8,595
Total liabilities		$	124,240			$	47,964

 

An interest in a VIE requires reconsideration when an event occurs that was not originally contemplated. At each reporting period we will reassess whether there are any events that require us to reconsider our determination of whether an entity is a VIE and whether it should be consolidated.

 

Emerging Growth Company Status

 

We are an “emerging growth company,” as defined in the Jump Start Our Business Startups Act of 2012 (“JOBS Act”). Under Section 107 of the JOBS Act, emerging growth companies are permitted to use an extended transition period provided in Section 7(a)(2)(B) of the Securities Act for complying with new or revised accounting standards that have different effective dates for public and private companies. We have elected to use the extended transition period provided in Section 7(a)(2)(B) of the Securities Act for complying with new or revised accounting standards that have different effective dates for public and private companies until the earlier of the date that we (i) are no longer an emerging growth company, or (ii) affirmatively and irrevocably opt out of the extended transition period provided in Section 7(a)(2)(B). By electing to extend the transition period for complying with new or revised accounting standards, our consolidated financial statements may not be comparable to the consolidated financial statements of companies that comply with public company effective dates.

 

Use of Estimates

 

The preparation of consolidated financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the amounts reported in the consolidated financial statements and the accompanying notes. Actual results could materially differ from those estimates.

 

Impairment of Long-Lived Assets

 

We evaluate our tangible and identifiable intangible real estate assets for impairment when events such as delays or changes in development, declines in a property’s operating performance, deteriorating market conditions, or environmental or legal concerns bring recoverability of the carrying value of one or more assets into question. When qualitative factors indicate the possibility of impairment, the total undiscounted cash flows of the property, including proceeds from disposition, are compared to the net book value of the property. If the carrying value of the asset exceeds the undiscounted cash flows of the asset, an impairment loss is recorded in earnings to reduce the carrying value of the asset to fair value, calculated as the discounted net cash flows of the property. In circumstances where the highest and best use of a property is the fee simple value of vacant land, we compare book value of the property to the appraised value of the land. If the carrying value of the asset exceeds the appraised value of the land, an impairment loss is recorded to reduce the carrying value to the appraised value.

 

7

 

 

Restricted Cash

 

Restricted cash consists of amounts required to be reserved pursuant to contractual obligations and lender agreements for debt service. The following table provides a reconciliation of cash and cash equivalents and restricted cash reported within the consolidated balance sheets to the consolidated statements of cash flows (amounts in thousands):

 Schedule of Restricted Cash and Cash Equivalents

		March 31, 2024				December 31, 2023
		(unaudited)
Cash and cash equivalents		$	29,205			$	20,125
Restricted cash (1)			12,971				3,460
Total cash and cash equivalents and restricted cash		$	42,176			$	23,585

 

 

(1)	Restricted cash is included within Other assets on our consolidated balance sheets.

 

Recent Accounting Pronouncements

 

In November 2023, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2023-07, Segment Reporting (Topic 280): Improvements to Reportable Segment Disclosures (“ASU 2023-07”). ASU 2023-07 is effective for public entities for fiscal years beginning after December 15, 2023, and interim periods in fiscal years beginning after December 15, 2024, and requires single reporting entities to comply with the expanded reportable segment disclosures outlined in the ASU. The expanded reportable segment disclosures are intended to enhance certain disclosures surrounding significant segment expenses. We are currently evaluating the impact of the new standard on our consolidated financial statements.

 

In March 2024, the SEC adopted final rules under Release No. 33-11275, The Enhancement and Standardization of Climate-Related Disclosures for Investors (the “Climate Rules”). The Climate Rules require quantitative and qualitative disclosure of certain climate-related information in registration statements and annual reports filed. These disclosures include financial statement footnote disclosure related to the effects of certain severe weather events and other natural conditions. In April 2024, the SEC issued an order staying the Climate Rules pending completion of a judicial review of certain petitions challenging their validity. If the stay is lifted, the effective dates remain unchanged and we remain a smaller reporting company, emerging growth company or non-accelerated filer, the Climate Rules will be effective for our fiscal year ending December 31, 2027. We are currently evaluating the impact of the Climate Rules on our consolidated financial statements.

 

Note 3 – Leases

 

Lessor Accounting

 

We own rental properties which are leased to tenants under operating leases with current expirations ranging from 2024 to 2040, with options to extend or terminate the leases. Revenues from such leases are reported as Rental revenue in our consolidated statements of operations and are comprised of (i) lease components, which includes fixed and variable lease payments, and (ii) non-lease components which includes reimbursements of property level operating expenses. We do not separate non-lease components from the related lease components, as the timing and pattern of transfer are the same, and account for the combined component.

 

Fixed lease revenues represent the base rent that each tenant is required to pay in accordance with the terms of their respective leases reported on a straight-line basis over the non-cancelable term of the lease. Variable lease revenues include payments based on (i) tenant reimbursements, (ii) changes in the index or market-based indices after the inception of the lease, (iii) percentage rents, or (iv) the operating performance of the property. Variable lease revenues are not recognized until the specific events that trigger the variable payments have occurred.

 

The following table summarizes the components of lease revenues (amounts in thousands):

 Schedule of Components of Lease Revenues

		2024				2023
		Three Months Ended March 31,
		2024				2023
		(unaudited)				(unaudited)
Fixed lease revenues		$	241			$	266
Variable lease revenues (1)			124				81
Lease revenues (2) (3)		$	365			$	347

 

 

(1)	Includes reimbursements for property taxes, insurance, and common area maintenance services.
(2)	Excludes lease intangible amortization of less than $0.1 million and $0.1 million for the three months ended March 31, 2024 and 2023, respectively.
(3)	Excludes straight-line rent of $0.1 million and less than $0.1 million for the three months ended March 31, 2024 and 2023, respectively.

 

8

 

 

In certain of our leases, the tenant is obligated to pay the real estate taxes, insurance, and certain other expenses directly to the vendor. These obligations, which have been assumed by the tenants, are not reflected in our consolidated financial statements. To the extent any such tenant defaults on its lease or if it is deemed probable that the tenant will fail to pay for such obligations, a liability for such obligations would be recorded.

 

We assess the collectability of substantially all lease payments due by reviewing a tenant’s payment history or financial condition. Changes to collectability are recognized as a current period adjustment to rental revenue. We have assessed the collectability of all recorded lease revenues as probable as of March 31, 2024.

 

Note 4 – Related Party Arrangements

 

Our Transaction with Lacoff Holding II, LLC

 

On December 29, 2023, we borrowed $4.0 million from Lacoff Holding II LLC, an affiliate of our Chief Executive Officer, pursuant to the terms of a promissory note (the “LH II Loan”). The LH II Loan was due and payable on April 1, 2024 and interest accrued on the LH II Note at an annual rate of 5.26%. The proceeds of the loan were used for general corporate purposes. On February 8, 2024, the LH II Loan, including accrued interest of less than $0.1 million, was repaid in full.

 

Our Relationship with Our Manager and Sponsor

 

Our Manager and its affiliates, including our Sponsor, receive fees or reimbursements in connection with our Public Offerings and the management of our investments.

 

The following table presents a summary of fees incurred on our behalf by, and expenses reimbursable to, our Manager and its affiliates, including our Sponsor, in accordance with the terms of the relevant agreements with such parties (amounts in thousands):

 

Schedule of Non Cash Activity to Related Party

		2024				2023
		Three Months Ended March 31,
		2024				2023
		(unaudited)				(unaudited)
Amounts included in the Consolidated Statements of Operations
Costs incurred by our Manager and its affiliates (1)		$	790			$	670
Management fees (2)			687				661
Insurance (3)			161				106
Director compensation			20				20
Costs and expenses related parties		$	1,658			$	1,457
Capitalized costs included in the Consolidated Balance Sheets
Development fee and reimbursements		$	1,078			$	977
Insurance (3)			564				517
		$	1,642			$	1,494

 

 

(1)	Includes wage, overhead and other reimbursements to our Manager and its affiliates, including our Sponsor, which are included in General and administrative expenses on the consolidated statements of operations.
(2)	Included in Property expenses in our consolidated statements of operations.
(3)	Our insurance premiums are prepaid and are included in Other assets on the consolidated balance sheets and are amortized monthly to either Property expenses on the consolidated statements of operations or Real estate under construction on the consolidated balance sheets as further described below.

 

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The following table presents a summary of amounts included in Due to affiliates in the consolidated balance sheets (amounts in thousands):

 Schedule of Due to Related Party

		March 31, 2024				December 31, 2023
		(unaudited)
Due to affiliates
Development fees		$	5,462			$	6,129
Management fees			2,052				1,365
Employee cost sharing and reimbursements (1)			1,643				2,856
Director compensation			20				20
Due to affiliates		$	9,177			$	10,370

 

 

(1)	Includes wage, overhead and other reimbursements to our Manager and its affiliates, including our Sponsor.

 

Other Operating Expenses

 

Pursuant to the terms of the management agreement between us, our Operating Companies and our Manager (the “Management Agreement”), we reimburse our Manager, Sponsor and their respective affiliates for actual expenses incurred on our behalf in connection with the selection, acquisition or origination of investments, whether or not we ultimately acquire or originate an investment. We also reimburse our Manager, Sponsor and their respective affiliates for out-of-pocket expenses paid to third parties in connection with providing services to us.

 

Pursuant to the terms of the employee and cost sharing agreement between us, our Operating Companies, our Manager and our Sponsor, we reimburse our Sponsor and our Manager for expenses incurred for our allocable share of the salaries, benefits and overhead of personnel providing services to us. During the three months ended March 31, 2024, and 2023, our Manager and its affiliates, including our Sponsor, incurred operating expenses of $0.7 million and $0.6 million, respectively, on our behalf. The expenses are payable, at the election of the recipient, either in cash, by issuance of our Class A units at the then-current NAV, or through some combination of the foregoing. As of March 31, 2024, all expenses incurred since inception have been paid in cash.

 

Management Fee

 

Subject to the limitations set forth in our Amended and Restated Limited Liability Company Operating Agreement (our “Operating Agreement”) and the oversight of our Board, our Manager is responsible for managing our affairs on a day-to-day basis and for the origination, selection, evaluation, structuring, acquisition, financing and development of our commercial real estate properties, real estate-related assets, including but not limited to commercial real estate loans, and debt and equity securities issued by other real estate-related companies, as well as private equity acquisitions and investments, and opportunistic acquisitions of other qualified opportunity funds and qualified opportunity zone businesses.

 

Pursuant to the Management Agreement, we pay our Manager a quarterly management fee in arrears of one-fourth of 0.75%. The management fee is based on our NAV in effect at the end of the quarter. For the three months ended March 31, 2024, and 2023, we incurred management fees of $0.7 million and $0.7 million, respectively, which are included in Property expenses in our consolidated statements of operations.

 

Development Fees and Reimbursements

 

Affiliates of our Sponsor are entitled to receive (i) development fees on each project in an amount that is usual and customary for comparable services rendered to similar projects in the geographic market of the project, and (ii) reimbursements for their expenses, such as employee compensation and other overhead expenses incurred in connection with the project.

 

During the three months ended March 31, 2024, and 2023, we incurred development fees earned during the construction phase of $0.8 million and $0.7 million, respectively. Such development fees are included in Real estate under construction in our consolidated balance sheets. As of March 31, 2024 and December 31, 2023, $5.5 million and $6.1 million, respectively, remained due and payable to our affiliates for development fees.

 

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During the three months ended March 31, 2024, and 2023, we incurred employee reimbursement expenditures to our affiliates acting as development managers of $0.3 million and $0.4 million, respectively, of which $0.2 million and $0.3 million, respectively, is included in Real estate under construction in our consolidated balance sheets, and $0.1 million and $0.1 million, respectively, is included in General and administrative expenses in our consolidated statements of operations. As of March 31, 2024 and December 31, 2023, $0.8 million and $1.3 million, respectively, remained due and payable to our affiliates for employee reimbursement expenditures.

 

On April 25, 2023, each of the indirect majority-owned subsidiaries for our Nashville investments entered into development management agreements with certain development entities in which immediate family members of our Chief Executive Officer have a passive indirect minority beneficial ownership interest (collectively, the “Nashville DMAs”). The aggregate development fees payable under the Nashville DMAs are equal to 55% of 4.5% of the development budget or hard costs, as applicable. During the year ended December 31, 2023, we incurred $0.4 million of development fees related to the Nashville DMAs, which were capitalized to Real estate under construction in our consolidated balance sheets, with the remaining development fees payable upon our achieving various milestones throughout the development of our Nashville investments. As of March 31, 2024, $0.4 million in development fees related to the Nashville DMAs remained outstanding and payable.

 

Acquisition Fees

 

We will pay our Manager, Sponsor, or an affiliate of our Manager or Sponsor, an acquisition fee equal to 1.5% of the total value of any acquisition transaction, including any acquisition through merger with another entity (but excluding any transactions in which our Sponsor, or an affiliate of our Manager or Sponsor, would otherwise receive a development fee). We did not incur any acquisition fees during the three months ended March 31, 2024 and 2023.

 

Insurance

 

Certain immediate family members of our Chief Executive Officer have a passive indirect minority beneficial ownership interest in Belpointe Specialty Insurance, LLC (“Belpointe Specialty Insurance”). Belpointe Specialty Insurance has acted as our broker in connection with the placement of insurance coverage for certain of our properties and operations. Belpointe Specialty Insurance earns brokerage commissions related to the brokerage services that it provides to us, which commissions vary, are based on a percentage of the premiums that we pay and are set by the insurer. We have also engaged Belpointe Specialty Insurance to provide us with contract insurance consulting services related to owner-controlled insurance programs, for which we pay an administration fee.

 

During the three months ended March 31, 2024 and 2023, we obtained insurance premiums in the aggregate amount of $0.1 million and $0.1 million, respectively, from which Belpointe Specialty Insurance earned commissions and administrative fees of less than $0.1 million and less than $0.1 million, respectively. Insurance premiums are prepaid and are included in Other assets on the consolidated balance sheets.

 

Economic Dependency

 

Under various agreements we have engaged our Manager and its affiliates, including in certain cases our Sponsor, to provide certain services that are essential to the Company, including asset management services, asset acquisition and disposition services, supervision of our Public Offerings and any other offerings we conduct, as well as other administrative responsibilities for the Company, including, without limitation, accounting services and investor relations services. As a result of these relationships, we are dependent upon our Manager and its affiliates, including our Sponsor. In the event that our Manager and its affiliates are unable to provide us with the services we have engaged them to provide, we would be required to find alternative service providers.

 

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Note 5 – Real Estate, Net

 

Real Estate Under Construction

 

The following table provides the activity of our Real estate under construction in the consolidated balance sheets (amounts in thousands):

 Schedule of Real Estate Under Construction

		March 31, 2024				December 31, 2023
		(unaudited)
Beginning balance		$	291,130			$	133,898
Capitalized costs (1) (2)			46,229				155,969
Capitalized interest			973				387
Impairment charges (3)			(595	)			(4,060	)
Land held for development (4)			—				4,936
Ending balance		$	337,737			$	291,130

 

 

(1)	Includes development fees and employee reimbursement expenditures See “Note 4 – Related Party Arrangements” for additional details regarding our transactions with related parties.
(2)	Includes direct and indirect project costs to the construction and development of real estate projects, including but not limited to loan fees, property taxes and insurance, incurred of $1.0 million and $3.4 million for the three months ended March 31, 2024 and the year ended December 31, 2023, respectively.
(3)	Impairment charges during three months ended March 31, 2024 and the year ended December 31, 2023 are in relation to one of our real estate assets located in Nashville, Tennessee, based on our conclusion that the estimated fair market value of the real estate asset was lower than the carrying value, and as a result, we reduced the carrying value to the estimated fair market value.
(4)	Includes the acquisition of land located in Sarasota, Florida during the year ended December 31, 2023.

 

Real estate under construction includes non-cash investing activity of $21.9 million for the three months ended months ended March 31, 2024 (inclusive of unpaid development fees of $2.2 million and unpaid employee cost sharing and reimbursements of $0.3 million) and $27.6 million for the year ended December 31, 2023 (inclusive of unpaid development fees of $6.1 million and unpaid employee cost sharing and reimbursements of $1.3 million).

 

Depreciation Expense

 

Depreciation expense was $0.2 million and $0.2 million for the three months ended March 31, 2024 and 2023, respectively, and is included in Depreciation and amortization on the consolidated statements of operations.

 

Note 6 – Intangible Assets and Liabilities

 

Intangible assets and liabilities are summarized as follows (amounts in thousands):

 Schedule of Intangible Assets And Liabilities

		March 31, 2024												December 31, 2023
		Gross Carrying Amount				Accumulated Amortization				Net Carrying Amount				Gross Carrying Amount				Accumulated Amortization				Net Carrying Amount
		(unaudited)				(unaudited)				(unaudited)
Finite-Lived Intangible Assets
In-place leases		$	3,513			$	(1,735	)		$	1,778			$	3,513			$	(1,699	)		$	1,814
Indefinite-Lived Intangible Assets
Development rights			5,659				—				5,659				5,659				—				5,659
Total intangible assets		$	9,172			$	(1,735	)		$	7,437			$	9,172			$	(1,699	)		$	7,473
Finite-Lived Intangible Liabilities
Below-market leases		$	(2,100	)		$	804			$	(1,296	)		$	(2,100	)		$	776			$	(1,324	)
Total intangible liabilities		$	(2,100	)		$	804			$	(1,296	)		$	(2,100	)		$	776			$	(1,324	)

 

In-place leases and development rights intangible assets, noted above, are included in Intangible assets on the consolidated balance sheets. Below-market lease liabilities, noted above, are included in Lease liabilities on the consolidated balance sheets.

 

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Amortization of in-place lease intangible assets was less than $0.1 million and $0.3 million for the three months ended March 31, 2024 and 2023, respectively, and is included in Depreciation and amortization in the consolidated statements of operations.

 

Amortization of below-market lease liabilities was less than $0.1 million and $0.1 million for the three months ended March 31, 2024 and 2023, respectively, and is included in Rental revenue in the consolidated statements of operations.

 

Note 7 – Debt, Net

 

2024 Debt Transactions

 

On January 31, 2024, our indirect majority-owned subsidiary entered into a fixed-rate mezzanine loan agreement for up to $56.4 million in principal amount (the “1991 Main Mezzanine Loan”) with Southern Realty Trust Holdings, LLC (the “Mezzanine Lender”).

 

2023 Debt Transactions

 

On May 12, 2023, our indirect majority-owned subsidiary entered into a variable-rate construction loan agreement for up to $130.0 million in principal amount (the “1991 Main Construction Loan”) with Bank OZK (the “Mortgage Lender”).

 

The following table details our Debt, net (dollars in thousands):

Schedule of Debt, Net 

		Interest Rate				Maturity Date (1)		Total Commitment				March 31, 2024				December 31, 2023
												Carrying Value as of
Indebtedness		Interest Rate				Maturity Date (1)		Total Commitment				March 31, 2024				December 31, 2023
												(unaudited)
1991 Main Mezzanine Loan (2)			13.00	%		May 2027		$	56,378			$	41,833			$	—
1991 Main Construction Loan (3)			SOFR + 3.45	%		May 2027		$	130,000				50,042				23,076
Total debt													91,875				23,076
Unamortized debt issuance costs													(3,295	)			(2,239	)
Unamortized debt discount													(1,658	)			(1,159	)
Debt, net												$	86,922			$	19,678

 

 

(1)	Each of our loans contain a one-year extension option, subject to certain restrictions.
(2)	We are required to maintain an interest reserve and carry reserve for purposes of paying accrued but unpaid interest on the 1991 Main Mezzanine Loan and interest, principal and other obligations under the 1991 Main Construction Loan the “Reserves”). The Reserves were held back at closing and had a balance of $14.5 million as of March 31, 2024.
(3)	Advances under the 1991 Main Construction Loan bear interest at a per annum rate equal to the one-month term Secured Overnight Financing Rate (“SOFR”) plus 3.45%, subject to a minimum all-in per annum rate of 8.51%. To mitigate our exposure to increases to the one-month SOFR, we have entered into an interest rate cap (see Note 9 – Derivative Instruments).

 

The following table summarizes the scheduled future principal payments under our debt arrangements as of March 31, 2024 (amounts in thousands):

 Schedule of Future Principal Payments

Year ended December 31,			(unaudited)
2024 (remainder)		$	—
2025			—
2026			—
2027			91,875
2028			—
Thereafter			—
Total		$	91,875

 

Interest paid, net of capitalized interest for three months ended March 31, 2024 and 2023 was $0.2 million and zero, respectively. Amortization of deferred financing costs for the three months ended March 31, 2024 and 2023, was $0.4 million and zero, respectively, of which $0.3 million and zero was capitalized.

 

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Guarantees and Covenants

 

Both the 1991 Main Mezzanine Loan and 1991 Main Construction Loan (together, the “1991 Main Loans”) are secured by our investment in 1991 Main Street, Sarasota, Florida (“1991 Main”). In connection with the 1991 Main Loans, we provided carveout guarantees to the Mezzanine Lender and the Mortgage Lender (together, the “1991 Main Lenders”) pursuant to which we guaranteed the borrowers obligations to the 1991 Main Lenders with respect to certain non-recourse carveout events, such as “bad acts,” environmental conditions, and violations of certain provisions of the loan documents (the “Guarantees”). The Guarantees contain financial covenants requiring that we maintain liquid assets of no less than $20.0 million and a net worth of no less than $130.0 million. As of March 31, 2024, the Company was in compliance with all covenants under the Guarantees.

 

We also provided a customary environmental indemnity agreement to the 1991 Main Lenders pursuant to which we agreed to protect, defend, indemnify, release and hold harmless the 1991 Main Lenders from and against certain environmental liabilities related to 1991 Main.

 

Note 8 – Fair Value of Financial Instruments

 

Fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between marketplace participants at the measurement date under current market conditions (i.e., the exit price).

 

We categorize our financial instruments, based on the priority of the inputs to the valuation technique, into a three-level fair value hierarchy. The fair value hierarchy gives the highest priority to quoted prices in active markets for identical assets or liabilities (Level 1) and the lowest priority to unobservable inputs (Level 3). If the inputs used to measure the financial instruments fall within different levels of the hierarchy, the categorization is based on the lowest level input that is significant to the fair value measurement of the instrument.

 

Financial assets and liabilities recorded on the consolidated balance sheets are categorized based on the inputs to the valuation techniques as follows:

 

Level 1 – Quoted market prices in active markets for identical assets or liabilities.

 

Level 2 – Significant other observable inputs (e.g., quoted prices for similar items in active markets, quoted prices for identical or similar items in markets that are not active, inputs other than quoted prices that are observable such as interest rate and yield curves, and market-corroborated inputs).

 

Level 3 – Valuation generated from model-based techniques that use inputs that are significant and unobservable in the market. These unobservable assumptions reflect estimates of inputs that market participants would use in pricing the asset or liability. Valuation techniques include use of option pricing models, discounted cash flow methodologies or similar techniques, which incorporate management’s own estimates of assumptions that market participants would use in pricing the instrument or valuations that require significant management judgment or estimation.

 

Except as described below, we estimated that our other financial assets and liabilities had fair values that approximated their carrying values as of March 31, 2024 and December 31, 2023.

 

Recurring Fair Value Measurements

 

Our interest rate cap is measured at fair value on a recurring basis (see Note 9 – Derivative Instruments for further details on the inputs used). The valuation of our interest rate cap is prepared by an independent third-party and is classified as Level 2 in the fair value hierarchy, as the valuation is approximated using market values of similar instruments in active markets.

 

Note 9 – Derivative Instruments

 

In connection with the 1991 Main Construction Loan, we were required to obtain and maintain interest rate protection in the form of an interest rate cap during the term of the loan to effectively limit the impact of increases in the one-month SOFR (the “1991 Main Interest Rate Cap”). We are subject to credit risk by the counterparty of this derivative instrument in the event of non-performance under the derivative contract, however we believe the amount to be minimal.

 

The following table details our derivative financial instrument as of March 31, 2024 (amounts in thousands):

 Schedule of Table Derivative Financial Instrument

Interest Rate Derivative		Notional Amount (1)				Strike				Maturity Date		Fair Value (2)
1991 Main Interest Rate Cap		$	95,494				5.07	%		July 2024		$	66

 

 

(1)	The notional amount of the 1991 Main Interest Rate Cap increases in accordance with the schedule set forth in the interest rate cap agreement up to a maximum notional amount of $112.5 million.
(2)	Included in Other assets in our consolidated balance sheets.

 

The following table details the effect of our derivative financial instrument (amounts in thousands):

 Schedule of Table Details Effect Derivative Financial Instrument

				Three Months Ended March 31,
Interest Rate Derivative		Location of Gain (Loss)		2024				2023
					(unaudited)				(unaudited)
1991 Main Interest Rate Cap		Other expense		$	(27	)		$	—

 

 

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Note 10 – Members’ Capital

 

Our Operating Agreement generally authorizes our Board to issue an unlimited number of units and options, rights, warrants and appreciation rights relating to such units for consideration or for no consideration and on the terms and conditions as determined by our Board, in its sole discretion, and in most cases without the approval of our members. These additional securities may be used for a variety of purposes, including in future offerings to raise additional capital and acquisitions. Our Operating Agreement currently authorizes the issuance of an unlimited number of Class A units, 100,000 Class B units and one Class M unit.

 

During the three months ended March 31, 2024 and 2023, we issued 9,304 and zero Class A units, respectively. As of March 31, 2024 and December 31, 2023, there were 3,631,703 and 3,622,399 Class A units, respectively, 100,000 Class B units and one Class M unit issued and outstanding.

 

Class A units

 

Upon payment in full of any consideration payable with respect to the initial issuance of our Class A units, the holder thereof will not be liable for any additional capital contributions to the Company. Holders of Class A units are not entitled to preemptive, redemption or conversion rights. Holders of our Class A units are entitled to one vote per unit on all matters submitted to a vote of our members. Matters must generally be approved by a majority (or, in the case of the election of directors, by a plurality) of the votes entitled to be cast.

 

Holders of our Class A units share ratably in any distributions we make, subject to any statutory or contractual restrictions on distributions and to any restrictions on distributions imposed by the terms of any preferred units we issue.

 

Upon our dissolution, liquidation or winding up, after payment of all amounts required to be paid to creditors and holders of preferred units, if any, holders of our Class A units are entitled to receive our remaining assets available for distribution.

 

Class B units

 

All of our Class B units are currently held by our Manager and were issued on September 14, 2021. Holders of our Class B units are not entitled to preemptive, redemption or conversion rights. Holders of our Class B units are entitled to one vote per unit on all matters submitted to a vote of our members. Matters must generally be approved by a majority (or, in the case of the election of directors, by a plurality) of the votes entitled to be cast.

 

Holders of our Class B units are entitled to share ratably as a class in 5% of any gains recognized by, or distributed to, the Company or recognized by or distributed from our Operating Companies or any subsidiary or other entity related to the Company, regardless of whether the holders of our Class A units have received a return of their capital. The allocation and distribution rights that the holders of our Class B units are entitled to may not be amended, altered or repealed, and the number of authorized Class B units may not be increased or decreased, without the consent of the holders of our Class B units. In addition, our Manager, or any other holder of our Class B units, will continue to hold the Class B units even if our Manager is no longer our manager.

 

Upon our dissolution, liquidation or winding up, after payment of all amounts required to be paid to creditors and holders of preferred units, if any, holders of Class B units will be entitled to receive any accrual of gains or distributions otherwise distributable pursuant to the terms of the Class B units, regardless of whether the holders of our Class A units have received a return of their capital.

 

Class M unit

 

The Class M unit is currently held by our Manager and was issued on September 14, 2021. The holder of our Class M unit is not entitled to preemptive, redemption or conversion rights. The holder of our Class M unit is entitled to that number of votes equal to the product obtained by multiplying (i) the sum of the aggregate number of outstanding Class A units plus Class B units, by (ii) 10, on matters on which the Class M unit has a vote. Our Manager will continue to hold the Class M unit for so long as it remains our manager.

 

The holder of our Class M unit does not have any right to receive ordinary, special or liquidating distributions.

 

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Preferred units

 

Under our Operating Agreement, our Board may from time to time establish and cause us to issue one or more classes or series of preferred units and set the designations, preferences, rights, powers and duties of such classes or series.

 

Subscriptions Receivable

 

Subscriptions receivable consists of units that have been issued with subscriptions that have not yet settled. As of March 31, 2024 and December 31, 2023 there was $0.7 million and zero, respectively, in subscriptions included within Other assets on our consolidated balance sheets that had not yet settled. All of these funds were settled prior to the filing of this report. Subscriptions receivable are carried at cost which approximates fair value.

 

Basic and Diluted Loss Per Class A Unit

 

For the three months ended March 31, 2024 and 2023, the basic and diluted weighted-average units outstanding were 3,631,531 and 3,523,449, respectively. For the three months ended March 31, 2024 and 2023, net loss attributable to Class A units was $4.0 million and $2.8 million, respectively, and the loss per basic and diluted unit was $1.10 and $0.80, respectively.

 

Note 11 – Commitments and Contingencies

 

As of March 31, 2024, we were not subject to any material litigation nor were we aware of any material litigation threatened against us.

 

In connection with the development of our investment at 1000 First Avenue North, St. Petersburg, Florida (“1000 First”) and 1991 Main, we have entered into separate construction management agreements for each asset which contain terms and conditions that are customary for the related scope of work. As of March 31, 2024, we have an aggregate unfunded commitment of $77.3 million under these two development projects. As of March 31, 2024, $26.4 million, inclusive of retainage of $12.0 million, is outstanding and payable in connection with these developments.

 

We are in the process of obtaining a first mortgage construction loan to fund the remaining construction and soft costs associated with the development of 1000 First (the “1000 First Construction Loan”). However, due to our liquidity constraints caused in part by our obligation to maintain Reserves in connection with the 1991 Main Construction Loan and 1991 Main Mezzanine Loan, if we do not finalize the 1000 First Construction Loan prior to May 31, 2024, we will stop or delay construction until we can obtain additional financing.

 

Note 12 – Subsequent Events

 

Management has evaluated subsequent events to determine if events or transactions occurring after the balance sheet date through the date the consolidated financial statements were issued require potential adjustment to or disclosure in the consolidated financial statements and has concluded that, except as set forth below, all such events or transactions that would require recognition or disclosure have been recognized or disclosed.

 

Through the date of this Form 10-Q, we drew down an additional $8.2 million on the 1991 Main Construction Loan.

 

 

Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

In this Quarterly Report on Form 10-Q (this “Form 10-Q”), unless context otherwise requires, references to “we,” “us,” “our” “Belpointe” or the “Company” refer to Belpointe PREP, LLC, its operating companies, Belpointe PREP OC, LLC, and Belpointe PREP TN OC, LLC (each an “Operating Company” and collectively, the “Operating Companies”), and each of the Operating Companies’ subsidiaries, collectively.

 

The following discussion and analysis of our financial condition and results of operations should be read in conjunction with our unaudited consolidated financial statements and related notes appearing elsewhere in this Form 10-Q and our audited consolidated financial statements and related notes included in our Annual Report on Form 10-K for the year ended December 31, 2023 (our “Annual Report”) filed with the U.S. Securities and Exchange Commission on March 29, 2024, a copy of which may be accessed here. As discussed in the section entitled “Forward-Looking Statements,” the following discussion and analysis contains forward-looking statements that involve risks and uncertainties, as well as assumptions that, if they never materialize or prove incorrect, could cause our results to differ materially from those expressed or implied by such forward-looking statements. Factors that could cause or contribute to such differences include, but are not limited to, those identified below, and those discussed in the section entitled “Risk Factors” included our Annual Report.

 

Overview

 

We are the only publicly traded qualified opportunity fund listed on a national securities exchange. We are a Delaware limited liability company formed on January 24, 2020. We have been treated as a partnership for U.S. federal income tax purposes since our tax year ended December 31, 2020, and we currently intend to operate in a manner that will allow us to continue to meet the requirements for classification as a partnership. We are focused on identifying, acquiring, developing or redeveloping and managing commercial real estate located within qualified opportunity zones. At least 90% of our assets consist of qualified opportunity zone property. We qualified as a qualified opportunity fund beginning with our taxable year ended December 31, 2020. Because we are a qualified opportunity fund certain of our investors are eligible for favorable capital gains tax treatment on their investments.

 

All of our assets are held by, and all of our operations are conducted through, one or more of our Operating Companies, either directly or indirectly through their subsidiaries. We are externally managed by Belpointe PREP Manager, LLC (our “Manager”), which is an affiliate of our sponsor, Belpointe, LLC (our “Sponsor”).

 

On May 9, 2023, the U.S. Securities and Exchange Commission (“SEC”) declared effective our registration statement on Form S-11, as amended (File No. 333-271262) (the “Follow-on Registration Statement”), registering the offer and sale of up to $750,000,000 of our Class A units on a continuous “best efforts” basis by any method deemed to be an “at the market” offering pursuant to Rule 415(a)(4) under the Securities Act of 1933, as amended (the “Securities Act”), including by offers and sales made directly to investors or through one or more agents.

 

In connection with the Follow-on Registration Statement, we entered into a non-exclusive dealer manager agreement with Emerson Equity LLC (the “Dealer Manager”), a registered broker-dealer, for the sale of our Class A units through the Dealer Manager. The Dealer Manager will enter into participating dealer agreements and wholesale agreements with other broker-dealers, referred to as “selling group members,” to authorize those broker-dealers to solicit offers to purchase our Class A units. We will pay our Dealer Manager commissions of up to 0.25%, and the selling group members commissions ranging from 0.25% to 4.50%, of the principal amount of Class A unit sold in the Follow-on Offering. As of March 31, 2024, we have not sold any Class A units in connection with the Follow-on Offering.

 

In addition, the Follow-on Registration Statement constitutes a post-effective amendment to the registration statement on Form S-11, as amended (File No. 333-255424), registering the offer and sale of our ongoing initial public offering of up to $750,000,000 of our Class A units, declared effective by the SEC on September 30, 2021, of which $514,013,330 remained unsold as of March 31, 2024 (our “Primary Offering” and, together with our Follow-on Offering, our “Public Offerings”).

 

The purchase price for Class A units in our Public Offerings will be the lesser of (i) the net asset value (“NAV”) of our Class A units, and (ii) the average of the high and low sale prices of our Class A units on the NYSE American (the “NYSE”) during regular trading hours on the last trading day immediately preceding the investment date on which the NYSE was open for trading and trading in our Class A units occurred. Our Manager calculates our NAV within approximately 60 days of the last day of each quarter, and any adjustments take effect as of the first business day following its public announcement. On February 29, 2024, we announced that our NAV as of December 31, 2023 was equal to $100.88 per Class A unit.

 

 

Our Business Outlook

 

Market conditions for multifamily and mixed-use rental properties in the geographic markets in which we operate remained strong over the past several quarters. Future economic conditions and the demand for multifamily and mixed-use rental properties in the geographic markets in which we operate are, and the real estate industry in general is, subject to uncertainty as a result of a number of factors, including, among others, construction delays, delays in the lease-up and stabilization of properties, unemployment rates, changes with respect to borrowing costs as a result of interest rates and other factors, inflation, fluctuations in occupancy rates and market rents, financial market volatility, general economic uncertainty, increasing energy costs, supply chain disruptions and labor shortages. The potential effect of these and other factors and the projected impact of these and other events on our business, results of operations and financial performance, presents material uncertainty and risk with respect to our future performance and financial results, including the potential to negatively impact our costs of operations, our financing arrangements, the value of our investments, and the laws, regulations and governmental and regulatory policies applicable to us. As a result, our past performance may not be indicative of future results.

 

Given the evolving nature of certain of these factors, the extent to which they may impact our future performance and financial results will depend on future developments which remain highly uncertain and, as a result, at this time we are unable to estimate the impact that these factors may have on our future financial results. Our Manager continuously reviews our investment and financing strategies for optimization and to reduce our risk in the face of the fluidity of these and other factors.

 

Our Investments

 

As of the date of this Form 10-Q, our investment portfolio consisted of the following multifamily and mixed-use rental properties:

 

1991 Main Street – Sarasota, Florida (also known as “Aster & Links”) – 1991 Main Street (“1991 Main” or “Aster & Links”) is a 5.13-acre site which was acquired for an aggregate purchase price of $20.7 million, inclusive of transaction costs and deferred financing fees. On August 24, 2023, we acquired an adjacent land parcel that was previously subject to a ground lease for a purchase price of $4.9 million, inclusive of transaction costs.

 

1991 Main is being developed as two 10 story buildings with over 900 garage and surface-level parking spaces marketed under the name “Aster & Links.” Aster & Links will feature 424-apartments, including a mix of one-bedroom, two-bedroom and three-bedroom apartments, four-bedroom townhome-style penthouse apartments, and six guest suite apartments, with approximately 51,000 square feet of retail space located on the first level. In May 2023, we announced the signing of a definitive lease agreement with Sprouts Farmers Market (“Sprouts”), one of the fastest growing specialty retailers of fresh, natural and organic food in the United States. Sprouts will occupy approximately 23,000 square feet of retail space at Aster & Links.

 

Aster & Links will include a clubroom, fitness room, center courtyard with heated saltwater pool and roof top amenities including a community room and a private dining area for private events as well as outdoor grills and seating. In addition, each building will have its own leasing office.

 

Aster & Links is situated in downtown Sarasota, at the intersection of Main Street and Links Avenue, and is located in a high foot traffic area next to a number of popular retail establishments. Sarasota’s metro area economy is the largest of the southwest Florida markets and has had very strong gains in jobs, population, and home values over the past year.

 

1991 Main Construction Management Agreement

 

During the year ended December 31, 2022, our indirect wholly-owned subsidiary entered into a construction management agreement for the development of 1991 Main. The construction management agreement contains terms and conditions that are customary for a project of this type and will be subject to a guaranteed maximum price (a “GMP”). We currently anticipate that the funding for construction and soft costs associated with the development will be a minimum of $185.8 million, inclusive of the GMP, and are building to an estimated unlevered yield of greater than 6%. The property is currently under construction, and we expect initial occupancies to occur in the first half of 2024. Construction on both buildings is expected to be completed by the end of 2024.

 

1991 Main Construction Loan

 

On May 12, 2023, our indirect majority-owned subsidiary (the “Mortgage Borrower”) entered into a variable-rate construction loan agreement (the “1991 Main Construction Loan Agreement”) for up to $130.0 million in principal amount (the “1991 Main Construction Loan”) with Bank OZK (the “Mortgage Lender”), which is secured by 1991 Main and which matures on May 12, 2027, subject to a one-year extension option. Advances under the 1991 Main Construction Loan bear interest at a per annum rate equal to the one-month term Secured Overnight Financing Rate (SOFR) plus 3.45%, subject to a minimum all-in per annum rate of 8.51%, and may be used to fund the development of 1991 Main. The 1991 Main Construction Loan has an initial maturity date of May 12, 2027 and contains a one-year extension option, subject to certain restrictions. As of March 31, 2024, we have drawn down $50.0 million on the 1991 Main Construction Loan.

 

 

1991 Main Interest Rate Cap

 

As required under the terms of the 1991 Main Construction Loan Agreement, the Mortgage Borrower also entered into an interest rate cap agreement, effective July 10, 2023 (“1991 Main Interest Rate Cap”), which, as of March 31, 2024, had a notional amount of approximately $95.5 million a one-month SOFR rate based strike price of 5.07%, and which is due to mature on July 10, 2024. The notional amount of the 1991 Main Interest Rate Cap increases in accordance with the schedule set forth in the interest rate cap agreement up to a maximum notional amount of $112.5 million.

 

1991 Main Mezzanine Loan

 

On January 31, 2024, our indirect majority-owned subsidiary (the “Mezzanine Borrower”) entered into a mezzanine loan agreement, for up to $56.4 million in principal amount (the “1991 Main Mezzanine Loan”) with Southern Realty Trust Holdings, LLC (the “Mezzanine Lender”). The 1991 Main Mezzanine Loan bears interest at a rate of 13.0% per annum and is secured by our investment in 1991 Main. Advances under the 1991 Main Mezzanine Loan may be used to reimburse us for certain costs and expenses incurred in relation to, and to fund the continued development of, 1991 Main. The 1991 Main Mezzanine Loan has an initial maturity date of May 12, 2027 and contains a one-year extension option, subject to certain restrictions.

 

In connection with the 1991 Main Mezzanine Loan, we are required to maintain an interest reserve and carry reserve for purposes of paying accrued but unpaid interest on the 1991 Main Mezzanine Loan and interest, principal and other obligations under the 1991 Main Construction Loan (the “Reserves”). We also provided the Mezzanine Lender with (i) a completion guaranty, which, among other things, guarantees completion of the work on 1991 Main, and (ii) a carveout guaranty, which, among other things, indemnifies the Mezzanine Lender for losses resulting from certain “bad acts,” insolvency, environmental conditions, violations of the terms of the 1991 Main Mezzanine Loan and certain provisions of the 1991 Main Construction Loan Agreement (collectively, the “Mezzanine Guarantees”). Similar to the Carveout Guaranty we provided to the Mortgage Lender, the Mezzanine Guarantees contain financial covenants requiring that we maintain liquid assets of no less than $20.0 million and a net worth of no less than $130.0 million. As of March 31, 2024, the principal balance of the 1991 Main Mezzanine Loan was $41.8 million.

 

1900 Fruitville Road – Sarasota Florida – 1900 Fruitville Road is a 1.2-acre site, consisting of a retail building and parking lot, which we acquired for an aggregate purchase price of $4.7 million, inclusive of transaction costs. In March 2024 we completed demolition of the building and commenced construction of the lot, with the intention to use the property as additional parking for Sprouts, our grocery store tenant at Aster & Links.

 

1000 First Avenue North and 900 First Avenue North – St. Petersburg, Florida (also known as “Viv”) – We have consolidated several parcels, comprising 1.6-acres of land (previously referred to as 902-1020 First Avenue North, St. Petersburg, Florida), which we acquired for an aggregate purchase price of $12.1 million, inclusive of transaction costs, into 1000 First Avenue North, St. Petersburg, Florida (“1000 First” or “Viv”).

 

900 First Avenue North (“900 First”) is a parcel of land with a two-tenant retail building which we acquired for an aggregate purchase price of $2.5 million, inclusive of transaction costs. 900 First will remain a two-tenant retail building and we have taken the additional development rights and added them to 1000 First.

 

1000 First is being developed into a 15-story high-rise building marketed under the name “Viv.” Viv will be comprised of two 11-story residential towers above a 4-story parking garage, featuring approximately 269-apartment homes with a mix of studio, one-bedroom, two-bedroom and three-bedroom units, with approximately 15,500 square feet of retail space located on the first level. Amenities at Viv will include a clubroom, fitness center, courtyard with a swimming pool, shared working space and a leasing office.

 

Viv is located in the downtown district of St. Petersburg, one mile west of Tampa Bay and the downtown waterfront district and only one block away from Tropicana Field, home to the Tampa Bay Rays professional baseball team and features direct access to downtown amenities such as public parking, restaurants, museums and cultural sites. In September of 2023, the Tampa Bay Rays, City of St. Petersburg and Pinellas County announced a joint plan to build a brand new approximately 30,000 seat ballpark on the 86-acre site where the team’s current stadium sits. The project will include nearly 8 million square feet of mixed-use development and result in over $6.5 billion in investment in the Gas Plant District over the next 20 years.

 

 

St. Petersburg placed 44^th on Niche’s 2023 Best Cities to Live in America list, earning an Overall Niche Grade of “A.” St. Petersburg is the 5th largest city in Florida and the 88th largest city in the United States and has an average annual population growth rate of approximately 0.82% since 2020. Downtown St. Petersburg is one of the fastest growing neighborhoods in the Tampa-St. Petersburg-Clearwater metropolitan statistical area (“MSA”) and has experienced increased demand in recent years because of proximity to the water, sporting events, shopping, bars and restaurants in the neighborhood. The Tampa-St. Petersburg-Clearwater MSA is home to more than 20 corporate headquarters, seven of which are Fortune 1000 companies. The St. Petersburg area also includes a branch of St. Petersburg College and the University of South Florida St. Petersburg and is home to two professional sports teams, the Tampa Bay Rays (Major League Baseball) and the Tampa Bay Rowdies (United Soccer League Championship).

 

1000 First Construction Management Agreement

 

In April 2023, our indirect majority-owned subsidiary entered into a construction management agreement in connection with the development of 1000 First. The construction management agreement contains terms and conditions that are customary for a project of this type and will be subject to a GMP of $78.4 million.

 

1701, 1702 and 1710 Ringling Boulevard – Sarasota, Florida – 1701 Ringling Boulevard (“1701 Ringling”) and 1710 Ringling Boulevard (“1710 Ringling”) make up a 1.6-acre site, consisting of a six-story office building and a parking lot which we acquired for an aggregate purchase price of $7.0 million, inclusive of transaction costs. We currently anticipate that 1701 Ringling will be renovated into a modern office building, consisting of approximately 80,000 square feet of rentable space, with 1710 Ringling consisting of an approximately 128-space parking lot. Upon acquiring 1701 Ringling, we entered into a new lease agreement with the existing tenant covering approximately 42,000 square feet for an initial term of 20 years, and several lease extension options.

 

1702 Ringling Boulevard (“1702 Ringling” and, together with 1701 Ringling and 1710 Ringling, “1701-1710 Ringling”) is a 0.327-acre site consisting of a fully-leased, single-story 1,546 gross square foot single-tenant office building and associated parking lot, which we acquired for an aggregate purchase price of $1.5 million, inclusive of transaction costs. We currently anticipate holding 1702 Ringling for future multifamily development.

 

1701-1710 Ringling is located within the historic downtown Sarasota area along Ringling Boulevard, a major two-way arterial road, with good access to the surrounding Sarasota market, as well as easy access to Interstate 75 and the greater Tampa-St Petersburg area. 1701-1710 Ringling is located in a high foot traffic area close to a number of popular restaurants and retail establishments.

 

497-501 Middle Turnpike and Cedar Swamp Road – Storrs, Connecticut – 497-501 Middle Turnpike (“497-501 Middle”) is an approximately 60.0-acre site, consisting of approximately 30 acres of former golf course and approximately 30 acres of wetlands some of which includes walking trails. We acquired a majority ownership interest in CMC Storrs SPV, LLC (“CMC”), the holding company for 497-501 Middle, for an initial capital contribution of $3.8 million.

 

We currently anticipate 497-501 Middle will be developed into an approximately 261-apartment home community and an adjacent single-family home, with amenities that will include a leasing office, clubroom with chef’s kitchen, fitness center, game room, study/lounge area, meeting rooms, and an outside AstroTurf meadow.

 

Cedar Swamp Road (“Cedar Swamp Road”) is a 1.1-acre site immediately adjacent to 497-501 Middle, which we acquired for a purchase price of $0.3 million, inclusive of transaction costs. We currently anticipate adding Cedar Swamp Road to the 497-501 Middle development.

 

497-501 Middle and Cedar Swamp Road are located less than a mile from the main college campus at the University of Connecticut (“UConn”) in Storrs, Connecticut (“Storrs”), approximately 30 minutes from Hartford, Connecticut, and 90 minutes from Boston, Massachusetts. UConn ranked 26th among “top public universities” nationally in the 2024 U.S. New & World Report (“U.S. News”) collegiate rankings, and, based on a fact sheet published by UConn, over 19,300 undergraduate students attended college at the Storrs campus in 2022, with more than a third of those students living off campus.

 

900 8th Avenue South – Nashville, Tennessee – 900 8th Avenue South (“900 8th Avenue South”) is a 3.2-acre land assemblage, which we acquired for an aggregate purchase price of $19.7 million, inclusive of transaction costs.

 

900 8th Avenue South is located in central Nashville at the north end of the 8th Avenue South District, within walking distance of a number of popular retail, dining and nightlife establishments in downtown Nashville. The parcels have received approval for a mixed-use development including residential, retail and office with a maximum of 300 residential multi-family units and a maximum of seven stories.

 

 

1700 Main Street – Sarasota, Florida – 1700 Main Street (“1700 Main”) is a 1.3-acre site, consisting of a former gas station, a three-story office building with parking lot and a two-story retail building, which we acquired for an aggregate purchase price of $6.9 million, inclusive of transaction costs. We currently anticipate that 1700 Main will be redeveloped into an expected 226-apartment home community consisting of one-bedroom, two-bedroom and three-bedroom units, with approximately 6,400 square feet of retail space located on the first two levels. We anticipate that 1700 Main will consist of a 10-story podium style building with a 3-story, 330-space garage and 7 stories of apartments above, including a clubroom, fitness center and courtyard with a swimming pool, as well as a leasing office.

 

U.S. News & World Report ranked Sarasota as the 5th best place to live in the United States for 2023-2024, number two among the fastest growing places in the U.S., and the 18th best place to retire. Sarasota is headquarters to a diverse group of large companies, such as Boar’s Head Provisions, CAE Healthcare, PGT Innovations, Tervis, Sun Hydraulics and Voalte. The Sarasota area also has a large number of universities including the University of Southern Florida, Florida State University’s College of Medicine campus, Ringling College, State College of Florida, Keiser College and New College of Florida.

 

1700 Main is located in historic downtown Sarasota along Main Street and is located in a high foot traffic area next to a number of popular restaurants and retail establishments.

 

690/1106 Davidson Street – Nashville, Tennessee – 690/1106 Davidson Street (“690/1106 Davidson Street”) is an approximately 8.0-acre site, consisting of two industrial buildings and associated parking, which we acquired for an aggregate purchase price of $21.0 million, inclusive of transaction costs. We currently anticipate that 690/1106 Davidson Street will be redeveloped into mixed-use residential community consisting of studio, one-bedroom, two-bedroom and three-bedroom apartments. The buildings will have a fitness center, game room, co-working spaces, outdoor heated saltwater swimming pool, riverfront courtyards and rooftop terraces as well as a leasing office. In September 2023, the parcels were successfully rezoned to accommodate medium to high density multi-family residential and a mix of other commercial uses including hotel, office, retail and restaurant.

 

1130 Davidson Street – Nashville, Tennessee – 1130 Davidson Street (“1130 Davidson Street”) is an approximately 1.7-acre site consisting of a single-story, 10,000 square foot retail building and associated parking lot, which we acquired for an aggregate purchase price of $2.1 million, inclusive of transaction costs. The building is leased back to the seller through November 2024, with the ability to continue month to month thereafter. In September 2023, the parcel was successfully rezoned to accommodate medium to high density multi-family residential and a mix of other commercial uses including hotel, office, retail and restaurant.

 

1400 Davidson Street – Nashville, Tennessee – 1400 Davidson Street (“1400 Davidson Street”) is an approximately 5.9-acre site consisting of an industrial building, which we acquired for an aggregate purchase price of $16.4 million, inclusive of transaction costs. The building is leased back to the seller through June 2024. We currently anticipate that 1400 Davidson Street will be redeveloped into a mixed-use residential community consisting of studio, one-bedroom, two-bedroom and three bedroom apartments. In September 2023, the parcel was successfully rezoned to accommodate medium to high density multi-family residential and a mix of other commercial uses including hotel, office, retail and restaurant.

 

Storrs Road – Storrs, Connecticut – Storrs Road (“Storrs Road”) is a 9.0-acre parcel of land near UConn, which we acquired for an aggregate purchase price of $0.1 million, inclusive of transaction costs. We currently anticipate holding Storrs Road for future multifamily development.

 

1750 Storrs Road - Storrs, Connecticut – 1750 Storrs Road (“1750 Storrs”) is an approximately 19.0-acre development site near UConn, which we acquired for an aggregate purchase price of $5.5 million, inclusive of transaction costs.

 

We currently anticipate that 1750 Storrs will be developed into a multifamily mixed-use development, featuring one-bedroom, two-bedroom and three-bedroom apartments. Amenities are anticipated to include a clubhouse, with state-of-the-art fitness center, chef’s kitchen and more.

 

901-909 Central Avenue North – St. Petersburg, Florida – 901-909 Central Avenue North (“901-909 Central Avenue”) is a 0.13-acre site consisting of a single-story 5,328 gross square foot retail/office building comprised of 4 units located in St. Petersburg, Florida, which we acquired for an aggregate purchase price of $2.6 million, inclusive of transaction costs.

 

 

Results of Operations

 

The following table sets forth information regarding our consolidated results of operations during the three months ended March 31, 2024 and 2023 (amounts in thousands):

 

		Three Months Ended March 31,
		2024				2023				$ Change				% Change
Revenue
Rental revenue		$	337			$	497			$	(160	)			(32	)%
Total revenue			337				497				(160	)			(32	)%
Expenses
Property expenses			1,263				1,018				245				24	%
General and administrative			1,570				1,771				(201	)			(11	)%
Interest expense			721				—				721				100	%
Depreciation and amortization			284				512				(228	)			(45	)%
Impairment of real estate			595				—				595				100	%
Total expenses			4,433				3,301				1,132				34	%
Other income (loss)
Interest income			142				—				142				100	%
Other expense			(27	)			(3	)			(24	)			800	%
Total other income (loss)			115				(3	)			118				(3933	)%
Net loss			(3,981	)			(2,807	)			(1,174	)			42	%
Net income attributable to noncontrolling interests			—				(3	)			3				(100	)%
Net loss attributable to Belpointe PREP, LLC		$	(3,981	)		$	(2,810	)		$	(1,171	)			42	%

 

Revenue

 

Rental Revenue

 

During the three months ended March 31, 2024 as compared to the same period in 2023, rental revenue decreased by $0.2 million. This decrease is primarily due to lower below-market rent intangible amortization as certain intangible liabilities became fully amortized subsequent to March 31, 2023.

 

Expenses

 

Property Expenses

 

During the three months ended March 31, 2024 and 2023, property expenses consisted of management fees, property operational expenses, real estate taxes, and utilities and insurance expenses incurred in relation to our property acquisitions. During the three months ended March 31, 2024, as compared to the same period in 2023, property expenses increased by $0.2 million. This increase is primarily due to property general and administrative expenses incurred at Aster & Links in the current year period, whereas there was no such expenses in the prior year period.

 

General and Administrative

 

During the three months ended March 31, 2024 and 2023, general and administrative expenses primarily consisted of employee cost sharing expenses (pursuant to our management agreement and employee and cost sharing agreement), marketing expenses, legal, audit, tax and accounting fees. During the three months ended March 31, 2024 as compared to the same period in 2023, general and administrative expenses decreased by $0.2 million. This decrease is primarily due to lower legal fees and marketing expenses, partially offset by higher tax professional fees.

 

 

Interest Expense

 

During the three months ended March 31, 2024, interest expense was comprised of interest related costs associated with our debt obligations. During the three months ended March 31, 2024 interest expense totaled $0.7 million, due to gross interest expense incurred on our outstanding loan balances of $1.6 million, and the impact of amortization of debt discount and debt issuance costs of $0.4 million, partially offset by capitalized interest fees and expenses of $1.3 million. Please see “Note 7– Debt” in our consolidated financial statements in this Form 10-Q for additional information of our debt arrangements.

 

Depreciation and Amortization

 

During the three months ended March 31, 2024 as compared to the same period in 2023, depreciation and amortization decreased by $0.2 million. This decrease is primarily due to lower in-place lease intangible amortization as certain intangible assets became fully amortized subsequent to March 31, 2023.

 

Impairment of Real Estate

 

During the three months ended March 31, 2024, we recorded impairment charges of $0.6 million in relation to one of our real estate assets located in Nashville, Tennessee, based on our conclusion that the estimated fair market value of the real estate asset was lower than the carrying value, and as a result, we reduced the carrying value to the estimated fair market value.

 

Other income (loss)

 

Interest Income

 

Interest income for the three months ended March 31, 2024, totaled $0.1 million, which was comprised of interest earned from cash balances held in interest bearing bank accounts.

 

Other Expense

 

Other expense for the three months ended March 31, 2024, was comprised of a unrealized loss in connection with the 1991 Main Interest Rate Cap. Please see “Note 9 – Derivative Instruments” in our consolidated financial statements in this Form 10-Q for additional information.

 

Liquidity and Capital Resources

 

Our primary needs for liquidity and capital resources are to fund our investments, including construction and development costs, pay our Public Offering and operating fees and expenses, pay any distributions that we make to the holders of our units and pay interest on our outstanding indebtedness.

 

Our offering and operating fees and expenses include, among other things, legal, audit and valuation fees and expenses, federal and state filing fees, SEC, FINRA and NYSE filing fees, printing expenses, administrative fees, transfer agent fees, marketing and distribution fees, the management fee that we pay to our Manager, and fees and expenses related to acquiring, financing, appraising, and managing our commercial real estate properties. We do not have office or personnel expenses as we do not have any employees.

 

Where our Manager and its affiliates, including our Sponsor, have funded, and in the future if they continue to fund, our liquidity and capital resource needs by advancing us offering and operating fees and expenses, we reimburse our Manager and its affiliates, including our Sponsor, pursuant to the terms of our management agreement and employee and cost sharing agreement. Fees payable and expenses reimbursable to our Manager and its affiliates, including our Sponsor, may be paid, at the election of the recipient, in cash, by issuance of our Class A Units at the then-current NAV, or through some combination of the foregoing. There were no Public Offering costs incurred by our Manager and its affiliates during the three months ended March 31, 2024 and 2023. During the three months ended March 31, 2024 and 2023, our Manager and its affiliates, including our Sponsor, incurred operating expenses of $0.7 million and $0.6 million, respectively, on our behalf.

 

During the year ended December 31, 2022, our indirect majority-owned subsidiary entered into a construction management agreement for the development of 1991 Main. For additional details regarding 1991 Main, see “—Our Investments—1991 Main Street – Sarasota Florida (Astor & Links).” The construction management agreement contains terms and conditions that are customary for a project of this type and will be subject to guaranteed maximum price. As of March 31, 2024, we had an unfunded capital commitment totaling $51.0 million under the terms of this agreement as well as other construction related commitments for the development of 1991 Main. As of the date of this Form 10-Q, we currently anticipate that the remaining funding for construction and soft costs associated with the development of 1991 Main will be a minimum of $65.3 million (inclusive of the aforementioned unfunded capital commitment).

 

During the year ended December, 31, 2023, our indirect majority-owned subsidiary entered into a variable-rate construction loan agreement for up to $130.0 million in principal amount to fund the development of 1991 Main. Advances under the 1991 Main Construction Loan bear interest at a per annum rate equal to the one-month term SOFR plus 3.45%, subject to a minimum all-in per annum rate of 8.51%. The 1991 Main Construction Loan has an initial maturity date of May 12, 2027 and contains a one-year extension option, subject to certain restrictions. As of March 31, 2024, we have drawn down $50.0 million on the 1991 Main Construction Loan. For additional details regarding the 1991 Main Construction Loan, see “—Our Investments—1991 Main Street – Sarasota Florida (Astor & Links).”

 

 

On January 31, 2024, our indirect majority-owned subsidiary entered into a mezzanine loan agreement for up to $56.4 million in principal amount. The 1991 Main Mezzanine Loan bears interest at a rate of 13.0% per annum, and is secured by 1991 Main. In connection with the 1991 Main Mezzanine Loan, we are required to maintain an interest reserve and carry reserve for purposes of paying accrued but unpaid interest on the 1991 Main Mezzanine Loan and interest, principal and other obligations under the 1991 Main Construction Loan. As of March 31, 2024, the 1991 Main Mezzanine Loan balance was $41.8 million. Proceeds under the 1991 Main Mezzanine Loan may be used to reimburse the Company for certain costs and expenses incurred in relation to, and to fund the continued development of, 1991 Main. The 1991 Main Mezzanine Loan has an initial maturity date of May 12, 2027 and contains a one-year extension option, subject to certain restrictions. For additional details regarding the 1991 Main Interest Rate Cap and 1991 Main Mezzanine Loan, see “—Our Investments—1991 Main Street – Sarasota Florida (Astor & Links).”

 

In April 2023, our indirect majority-owned subsidiary entered into a construction management agreement for the development of 1000 First. For additional details regarding 1000 First, see “—Our Investments—1000 First Avenue North and 900 First Avenue North – St. Petersburg, Florida (Viv).” The construction management agreement contains terms and conditions that are customary for a project of this type and will be subject to guaranteed maximum price. As of March 31, 2024, we had an unfunded capital commitment of $26.3 million under the terms of this agreement. We currently anticipate the remaining funding for construction and soft costs associated with the development of 1000 First will be a minimum of approximately $110.5 million (inclusive of the aforementioned unfunded capital commitment), and we are in the process of obtaining a first mortgage construction loan to fund these costs (the “1000 First Construction Loan”). However, due to our liquidity constraints caused in part by our obligation to maintain Reserves in connection with the 1991 Main Construction Loan and 1991 Main Mezzanine Loan, if we do not finalize the 1000 First Construction Loan prior to May 31, 2024, we will stop or delay construction until we can obtain additional financing.

 

We expect to continue to obtain the liquidity and capital resources that we need over the short and long-term from the proceeds of our Public Offerings and any future offerings that we may conduct, from the advancement of reimbursable fees and expenses by our Manager and its affiliates, including our Sponsor, from the proceeds of secured or unsecured financing from banks and other lenders, and from any undistributed cash flow generated from operations. For additional details regarding our Public Offerings, see “—Overview” and “Part II, Item 2. Unregistered Sales of Equity Securities and Use of Proceeds—Use of Proceeds from Registered Sales of Securities.”

 

Leverage

 

We employ leverage in order to provide more funds available for investment. We believe that careful use of conservatively structured leverage will help us to achieve our diversification goals and potentially enhance the returns on our investments.

 

Our targeted aggregate property-level leverage, excluding any debt at the Company level or on assets under development or redevelopment, after we have acquired a substantial portfolio of stabilized commercial real estate, is between 50-70% of the greater of the cost (before deducting depreciation or other non-cash reserves) or fair market value of our assets. During the period when we are acquiring, developing and redeveloping our investments, we may employ greater leverage on individual assets. An example of property-level leverage is a mortgage loan secured by an individual property or portfolio of properties incurred or assumed in connection with our acquisition of such property or portfolio of properties. An example of debt at the Company level is a line of credit obtained by us or our Operating Companies.

 

Our Manager may from time to time modify our leverage policy in its discretion in light of then-current economic conditions, relative costs of debt and equity capital, market values of our assets, general conditions in the market for debt and equity securities, growth and acquisition opportunities or other factors. There is no limit on the amount we may borrow with respect to any individual property or portfolio.

 

 

Cash Flows

 

The following table provides a breakdown of the net change in our cash and cash equivalents and restricted cash during the three months ended March 31, 2024 and 2023 (amounts in thousands):

 

		Three Months Ended March 31,
		2024				2023
Net cash used in operating activities		$	(6,628	)		$	(1,386	)
Net cash used in investing activities			(37,865	)			(21,169	)
Net cash provided by (used in) financing activities			63,084				(141	)
Net increase (decrease) in cash, cash equivalents and restricted cash		$	18,591			$	(22,696	)

 

As of March 31, 2024 and 2023, cash and cash equivalents and restricted cash totaled approximately $42.2 million and $122.3 million, respectively.

 

Net cash flows used in operating activities during the three months ended March 31, 2024 primarily relates to the prepayment of development costs, the payment of employee cost sharing expenses as well as payments for legal, marketing, and accounting fees. Net cash flows used in operating activities during the three months ended March 31, 2023 primarily relates to the payment of management fees and employee cost sharing expenses as well as payments for legal, marketing, and accounting fees.

 

Net cash flows used in investing activities during the three months ended March 31, 2024 and 2023 primarily relates to funding costs for our development properties. For additional details regarding our development properties, see “^{—Our Investments}.”

 

Net cash flows provided by financing activities for the three months ended March 31, 2024 primarily relates to net proceeds received from the 1991 Main Mezzanine Loan and proceeds from the 1991 Main Construction Loan. Net cash flows used in financing activities for the three months ended March 31, 2023 primarily relates to the payment of offering costs incurred in connection with our Public Offerings.

 

Critical Accounting Policies

 

The unaudited consolidated financial statements in this Form 10-Q have been prepared in accordance with U.S. GAAP. The preparation of these consolidated financial statements requires us to make estimates and assumptions that affect the reported amounts of assets, liabilities, revenue, expenses, and related disclosures. We evaluate our estimates and assumptions on an ongoing basis. Our estimates are based on historical experience and various other assumptions that we believe to be reasonable under the circumstances. Our actual results could differ from these estimates.

 

Our significant accounting policies are described in “Note 2—Summary of Significant Accounting Policies,” in our consolidated financial statements in this Form 10-Q. There have been no changes to our significant accounting policies and estimates during the three months ended March 31, 2024 as compared to those disclosed in “Note 2—Summary of Significant Accounting Policies” included in our Annual Report for the year ended December 31, 2023, a copy of which may be accessed here.

 

Item 3. Quantitative and Qualitative Disclosures About Market Risk

 

We are a smaller reporting company, as defined in Item 10(f)(1) of Regulation S-K, and as a result are not required to provide the information required by this Item.

 

Item 4. Controls and Procedures.

 

Evaluation of Disclosure Controls and Procedures

 

An evaluation of the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) of the Exchange Act), as of the end of the period covered by this Form 10-Q, was undertaken by management, with the participation of our principal executive officer and principal financial officer. Based on this evaluation, our principal executive officer and principal financial officer have concluded that, as of the end of the period covered by this Form 10-Q, our disclosure controls and procedures (i) were effective to ensure that the information required to be disclosed in the reports that we file or submit under the Exchange Act is recorded, processed, summarized and reported, within the time periods specified by SEC rules and forms, and (ii) include, without limitation, controls and procedures designed to ensure that information required to be disclosed by us in the reports we file or submit under the Exchange Act is accumulated and communicated to our management, including our principal executive officer and principal financial officer, as appropriate to allow timely decisions regarding required disclosure.

 

Changes in Internal Control Over Financial Reporting

 

There have been no changes in our internal control over financial reporting (as defined in Rule 13a-15(f) of the Exchange Act) during the period covered by this Form 10-Q that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

 

 

PART II – OTHER INFORMATION

 

Item 1. Legal Proceedings

 

From time to time we may be involved in various claims and legal actions arising in the ordinary course of business. As of March 31, 2024, neither we nor any of our subsidiaries were subject to any material legal proceedings nor were we aware of any material legal proceedings threatened against us or any of our subsidiaries.

 

Item 1A. Risk Factors

 

There have been no material changes to the risk factors disclosed in Part I, Item 1A under the heading “Risk Factors” in our Annual Report for the year ended December 31, 2023, a copy of which may be accessed here. You should carefully consider the risk factors set forth in our Annual Report and be aware that these risk factors and other information may not describe every risk facing us. Additional risks and uncertainties not currently known to us or that we currently deem to be immaterial also may materially adversely affect our business, financial condition or operating results.

 

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

 

Unregistered Sales of Securities

 

During the three months ended March 31, 2024, we did not sell any equity securities that were not registered under the Securities Act.

 

Use of Proceeds from Registered Sales of Securities

 

On September 30, 2021, the SEC declared effective our registration statement on Form S-11, as amended (File No. 333-255424), registering the offer and sale of our ongoing initial public offering of up to $750,000,000 of our Class A units on a continuous “best efforts” basis at an initial price of $100.88 per Class A unit, of which $514,013,330 remained unsold as of March 31, 2024.

 

On May 9, 2023, the SEC declared effective our registration statement on Form S-11, as amended (File No. 333-271262), registering the offer and sale of up to $750,000,000 of our Class A units on a continuous “best efforts” basis by any method deemed to be an “ at the market” offering pursuant to Rule 415(a)(4) under the Securities Act, including by offers and sales made directly to investors or through one or more agents. In addition, the Follow-on Registration Statement constitutes a post-effective amendment to the registration statement for our Primary Offering.

 

In connection with the Follow-on Registration Statement, we entered into a non-exclusive dealer manager agreement with the Dealer Manager for the sale of our Class A units through the Dealer Manager. The Dealer Manager will enter into participating dealer agreements and wholesale agreements with other broker-dealers, referred to as “selling group members,” to authorize those broker-dealers to solicit offers to purchase our Class A units. We will pay our Dealer Manager commissions of up to 0.25%, and the selling group members commissions ranging from 0.25% to 4.50%, of the principal amount of a Class A unit sold in the Public Offerings. As of March 31, 2024, we have not sold any Class A units in connection with the Follow-on Offering.

 

The purchase price for Class A units in our Public Offerings will be the lesser of (i) the current NAV of our Class A units, and (ii) the average of the high and low sale prices of our Class A units on the NYSE during regular trading hours on the last trading day immediately preceding the investment date on which the NYSE was open for trading and trading in our Class A units occurred. As of December 31, 2023 the assumed NAV of our Class A units was equal to $100.88 per Class A unit. Our Manager will calculate our NAV within approximately 60 days of the last day of each quarter and any adjustments will take effect as of the first business day following its public announcement.

 

We will file a prospectus supplement with the SEC disclosing quarterly determinations of our NAV per Class A unit. Additionally, if a material event occurs in between quarterly updates of NAV that would cause our NAV to change by 10% or more from the most recently disclosed NAV, we will disclose the updated price and the reason for the change in prospectus supplement as promptly as reasonably practicable.

 

From the period of October 7, 2021, the date of the first closing held in connection with our Primary Offering, through December 31, 2023, we issued 2,372,289 Class A units in our Primary Offering, raising net offering proceeds of $233.5 million. During the three months ended months ended March 31, 2024, we issued 9,304 Class A units in connection with our Public Offerings. Together with the gross proceeds raised in prior offerings by our predecessor in interest, Belpointe REIT, Inc., as of March 31, 2024, we have raised aggregate gross offering cash proceeds of $354.3 million.

 

 

The following tables summarize certain information about the proceeds of our Public Offerings and our use of those proceeds, including direct or indirect payments to our directors, officers, affiliates or to any person owning 10% or more of any class of our equity securities as of March 31, 2024:

 

Offering proceeds
Class A units sold			2,381,593
Gross offering proceeds		$	235,278,700
Selling commissions			—
Offering costs (1) (2) (3)			1,732,946
Net offering proceeds		$	233,545,754

 

(1)	Includes $0.3 million of reimbursements to an affiliate for costs incurred on our behalf.
(2)	Direct or indirect payments of $1.4 million have been made to others, including payments for legal, accounting, transfer agent, FINRA, and filing fees, as of March 31, 2024.
(3)	Includes all offering costs incurred in connection with any offer and sale of securities by the Company.

 

Uses of net offering proceeds (in thousands)
Purchases and development of real estate (1)		$	178,906
Funding of loans receivable (2)			34,955
Working capital (3) (4)			19,685
		$	233,546

 

(1)	Includes direct or indirect payments of $10.0 million to directors, officers and affiliates as of March 31, 2024 predominantly for development fees, insurance premiums, and employee reimbursement expenditures.
(2)	Includes direct payment of $30.0 million to Norpointe, an affiliate of our Chief Executive Officer. Please see “Part I, Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations—Results of Operations—Other Income (Loss)—Interest Income” for additional detail regarding the Norpointe Loan.
(3)	Includes direct or indirect payments of $9.0 million to directors, officers and affiliates as of March 31, 2024 for management fees, insurance premiums and employee cost sharing expenses (pursuant to the Management Agreement and employee and cost sharing agreement). Please see “Note 3 – Related Party Arrangements” in our consolidated financial statements in this Form 10-Q for additional information regarding fees incurred on our behalf by, and expenses reimbursable to, our Manager and its affiliates.
(4)	Includes direct or indirect payments of $2.8 million to others, including payments for legal, accounting, marketing, transfer agent and filing fees, as of March 31, 2024.

 

Item 3. Defaults Upon Senior Securities

 

Not Applicable.

 

Item 4. Mine Safety Disclosures

 

Not Applicable.

 

Item 5. Other Information

 

None.

 

 

Item 6. Exhibits

 

				Incorporated by Reference
Exhibit Number		Description		Form		File Number		Exhibit		Filing Date
3.1		Certificate of Formation.		S-11		333-225242		3.1		April 22, 2021
3.2		Amended and Restated Limited Liability Company Operating Agreement.		S-11		333-225242		3.2		April 22, 2021
4.1		Subscription Agreement (included in Appendix B).		S-11		333-271262		4.1		April 14, 2023
10.1		Promissory Note (Mezzanine Loan), dated as of January 31, 2024.		10-K		001-40911		10.5		March 29, 2024
31.1*		Certification of Chief Executive Officer pursuant to Exchange Act Rules 13a-14(a) and 15d-14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
31.2*		Certification of Principal Financial Officer pursuant to Exchange Act Rules 13a-14(a) and 15d-14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
32.1*		Certification of Chief Executive Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
32.2*		Certification of Principal Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
101.INS		Inline XBRL Instance Document
101.SCH		Inline XBRL Taxonomy Extension Schema Document
101.CAL		Inline XBRL Taxonomy Extension Calculation Linkbase Document
101.DEF		Inline XBRL Taxonomy Extension Definition Linkbase Document
101.LAB		Inline XBRL Taxonomy Extension Label Linkbase Document
101.PRE		Inline XBRL Taxonomy Extension Presentation Linkbase Document
104		Cover Page Interactive Data File (embedded within the Inline XBRL document)

 

*	Filed herewith.

 

 

SIGNATURES

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

 

	BELPOINTE PREP, LLC
Date: May 14, 2024	By:	/s/ Brandon E. Lacoff
		Brandon E. Lacoff
		Chief Executive Officer and Chairman of the Board
		(Principal Executive Officer)
Date: May 14, 2024	By:	/s/ Martin Lacoff
		Martin Lacoff
		Chief Strategic Officer, Principal Financial Officer and Director
		(Principal Financial Officer)

 

 

 

 

Exhibit 31.1

 

CERTIFICATION

 

I, Brandon E. Lacoff, certify that:

 

1. I have reviewed this Quarterly Report on Form 10-Q of Belpointe PREP, LLC;

 

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4. The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant and have:

 

(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

(c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

(d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

	BELPOINTE PREP, LLC
Date: May 14, 2024	By:	/s/ Brandon E. Lacoff
		Brandon E. Lacoff
		Chief Executive Officer and Chairman of the Board
		(Principal Executive Officer)

 

 

 

Exhibit 31.2

 

CERTIFICATION

 

I, Martin Lacoff, certify that:

 

1. I have reviewed this Quarterly Report on Form 10-Q of Belpointe PREP, LLC;

 

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4. The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant and have:

 

(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

(c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

(d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

	BELPOINTE PREP, LLC
Date: May 14, 2024	By:	/s/ Martin Lacoff
		Martin Lacoff
		Chief Strategic Officer, Principal Financial Officer and Director
		(Principal Financial Officer)

 

 

 

Exhibit 32.1

 

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

 

In connection with the Quarterly Report on Form 10-Q of Belpointe PREP, LLC (the “Company”) for the period ended March 31, 2024 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I certify, pursuant to 18 U.S.C. §1350, as adopted pursuant to §906 of the Sarbanes-Oxley Act of 2002, that, to the best of my knowledge:

 

1. The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

 

2. The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company

 

	BELPOINTE PREP, LLC
Date: May 14, 2024	By:	/s/ Brandon E. Lacoff
		Brandon E. Lacoff
		Chief Executive Officer and Chairman of the Board
		(Principal Executive Officer)

 

 

 

Exhibit 32.2

 

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

 

In connection with the Quarterly Report on Form 10-Q of Belpointe PREP, LLC (the “Company”) for the period ended March 31, 2024 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I certify, pursuant to 18 U.S.C. §1350, as adopted pursuant to §906 of the Sarbanes-Oxley Act of 2002, that, to the best of my knowledge:

 

1. The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

 

2. The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company

 

	BELPOINTE PREP, LLC
Date: May 14, 2024	By:	/s/ Martin Lacoff
		Martin Lacoff
		Chief Strategic Officer, Principal Financial Officer and Director
		(Principal Financial Officer)

 

 

v3.24.1.1.u2

Cover - shares	3 Months Ended
	Mar. 31, 2024	May 10, 2024
Document Type	10-Q
Amendment Flag	false
Document Quarterly Report	true
Document Transition Report	false
Document Period End Date	Mar. 31, 2024
Document Fiscal Period Focus	Q1
Document Fiscal Year Focus	2024
Current Fiscal Year End Date	--12-31
Entity File Number	001-40911
Entity Registrant Name	Belpointe PREP, LLC
Entity Central Index Key	0001807046
Entity Tax Identification Number	84-4412083
Entity Incorporation, State or Country Code	DE
Entity Address, Address Line One	255 Glenville Road
Entity Address, City or Town	Greenwich
Entity Address, State or Province	CT
Entity Address, Postal Zip Code	06831
City Area Code	(203)
Local Phone Number	883-1944
Title of 12(b) Security	Class A units
Trading Symbol	OZ
Security Exchange Name	NYSEAMER
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Filer Category	Non-accelerated Filer
Entity Small Business	true
Entity Emerging Growth Company	true
Elected Not To Use the Extended Transition Period	false
Entity Shell Company	false
Common Class A [Member]
Entity Common Stock, Shares Outstanding		3,631,703
Common Class B [Member]
Entity Common Stock, Shares Outstanding		100,000
Common Class M [Member]
Entity Common Stock, Shares Outstanding		1

v3.24.1.1.u2

Consolidated Balance Sheets - USD ($) $ in Thousands	Mar. 31, 2024	Dec. 31, 2023
Real estate
Land	$ 38,741	$ 38,741
Building and improvements	17,939	17,939
Intangible assets	9,172	9,172
Real estate under construction	337,737	291,130
Total real estate	403,589	356,982
Accumulated depreciation and amortization	(3,681)	(3,441)
Real estate, net	399,908	353,541
Cash and cash equivalents	29,205	20,125
Other assets	21,807	8,451
Total assets	450,920	382,117
Liabilities
Debt, net	86,922	19,678
Short-term loan from affiliate		4,000
Lease liabilities	1,296	1,324
Accounts payable	21,642	12,584
Accrued expenses and other liabilities	10,091	9,097
Total liabilities	129,128	57,053
Commitments and contingencies (Note 11)
Members’ Capital
Total members’ capital excluding noncontrolling interests	319,354	322,626
Noncontrolling interests	2,438	2,438
Total members’ capital	321,792	325,064
Total liabilities and members’ capital	450,920	382,117
Class A Units [Member]
Members’ Capital
Total members’ capital excluding noncontrolling interests	319,354	322,626
Class B Units [Member]
Members’ Capital
Total members’ capital excluding noncontrolling interests
Class M Units [Member]
Members’ Capital
Total members’ capital excluding noncontrolling interests
Related Party [Member]
Liabilities
Due to affiliates	$ 9,177	$ 10,370

v3.24.1.1.u2

Consolidated Balance Sheets (Parenthetical) - shares	3 Months Ended	12 Months Ended
	Mar. 31, 2024	Dec. 31, 2023
Common Class A [Member]
Common stock, shares authorized	Unlimited	Unlimited
Common stock shares, issued	3,631,703	3,622,399
Common stock shares, outstanding	3,631,703	3,622,399
Common Class B [Member]
Common stock shares, issued	100,000	100,000
Common stock shares, outstanding	100,000	100,000
Common stock, shares authorized	100,000	100,000
Class M Units [Member]
Common stock shares, issued	1	1
Common stock shares, outstanding	1	1
Common stock, shares authorized	1	1

v3.24.1.1.u2

Consolidated Statements of Operations (Unaudited) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2024	Mar. 31, 2023
Revenue
Rental revenue	$ 337	$ 497
Total revenue	337	497
Expenses
Property expenses	1,263	1,018
General and administrative	1,570	1,771
Interest expense	721
Depreciation and amortization	284	512
Impairment of real estate	595
Total expenses	4,433	3,301
Other income (loss)
Interest income	142
Other expense	(27)	(3)
Total other income (loss)	115	(3)
Net loss	(3,981)	(2,807)
Net income attributable to noncontrolling interests		(3)
Net loss attributable to Belpointe PREP, LLC	$ (3,981)	$ (2,810)
Net loss per unit basic	$ (1.10)	$ (0.80)
Net loss per unit diluted	$ (1.10)	$ (0.80)
Weighted-average units outstanding basic	3,631,531	3,523,449
Weighted-average units outstanding diluted	3,631,531	3,523,449

v3.24.1.1.u2

Consolidated Statements of Changes in Members' Capital (Unaudited) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2024	Mar. 31, 2023
Balance	$ 325,064	$ 332,652
Issuance of units	711
Acquisition of noncontrolling interests		(963)
Offering costs	(2)	(119)
Net (loss) income	(3,981)	(2,807)
Balance	$ 321,792	$ 328,763
Common Class A [Member]
Issuance of units, shares	9,304	0
Common Stock [Member] | Common Class A [Member]
Balance	$ 322,626	$ 329,482
Balance, shares	3,622,399	3,523,449
Issuance of units	$ 711
Issuance of units, shares	9,304
Acquisition of noncontrolling interests
Offering costs	$ (2)	(119)
Net (loss) income	(3,981)	(2,810)
Balance	$ 319,354	$ 326,553
Balance, shares	3,631,703	3,523,449
Common Stock [Member] | Common Class B [Member]
Balance
Balance, shares	100,000	100,000
Issuance of units
Acquisition of noncontrolling interests
Offering costs
Net (loss) income
Balance
Balance, shares	100,000	100,000
Common Stock [Member] | Common Class M [Member]
Balance
Balance, shares	1	1
Issuance of units
Acquisition of noncontrolling interests
Offering costs
Net (loss) income
Balance
Balance, shares	1	1
Total Members’ Capital Excluding Noncontrolling Interests [Member]
Balance	$ 322,626	$ 329,482
Issuance of units	711
Acquisition of noncontrolling interests
Offering costs	(2)	(119)
Net (loss) income	(3,981)	(2,810)
Balance	319,354	326,553
Noncontrolling Interest [Member]
Balance	2,438	3,170
Issuance of units
Acquisition of noncontrolling interests		(963)
Offering costs
Net (loss) income		3
Balance	$ 2,438	$ 2,210

v3.24.1.1.u2

Consolidated Statements of Cash Flows (Unaudited) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2024	Mar. 31, 2023
Cash flows from operating activities
Net loss	$ (3,981)	$ (2,807)
Adjustments to net loss:
Depreciation and amortization including intangible assets and deferred financing costs	380	512
Accretion of rent-related intangibles and straight-line rent adjustments	28	(151)
Impairment of real estate	595
Unrealized loss on interest rate derivative	27
Changes in operating assets and liabilities:
(Decrease) increase in due to affiliates	(26)	594
Increase (decrease) in other assets	(4,090)	33
Decrease in accounts payable	(385)	(1)
Increase in accrued expenses and other liabilities	824	434
Net cash used in operating activities	(6,628)	(1,386)
Cash flows from investing activities
Development of real estate	(37,920)	(21,094)
Other investing activity	55	(75)
Net cash used in investing activities	(37,865)	(21,169)
Cash flows from financing activities
Proceeds from mezzanine loan	41,469
Proceeds from construction loan	26,934
Repayment of short-term loan from affiliate	(4,000)
Payment of deferred financing costs	(1,293)
Payment of offering costs	(39)	(97)
Proceeds from units issued	13
Other financing activities		(44)
Net cash provided by (used in) financing activities	63,084	(141)
Net increase (decrease) in cash, cash equivalents and restricted cash	18,591	(22,696)
Cash and cash equivalents and restricted cash, beginning of period	23,585	144,967
Cash and cash equivalents and restricted cash, end of period	$ 42,176	$ 122,271

v3.24.1.1.u2

Organization, Business Purpose and Capitalization	3 Months Ended
	Mar. 31, 2024
Organization, Consolidation and Presentation of Financial Statements [Abstract]
Organization, Business Purpose and Capitalization	Note 1 – Organization, Business Purpose and Capitalization   Organization and Business Purpose   Belpointe PREP, LLC (together with its subsidiaries, the “Company,” “we,” “us,” or “our”) is focused on identifying, acquiring, developing or redeveloping and managing commercial real estate located within “qualified opportunity zones.” We were formed on January 24, 2020 as a Delaware limited liability company and qualify as a partnership and qualified opportunity fund for U.S. federal income tax purposes.   At least 90% of our assets consist of qualified opportunity zone property, and all of our assets are held by, and all of our operations are conducted through, one or more operating companies (each an “Operating Company” and collectively, our “Operating Companies”), either directly or indirectly through their subsidiaries. We are externally managed by Belpointe PREP Manager, LLC (our “Manager”), an affiliate of our sponsor, Belpointe, LLC (our “Sponsor”). Subject to the oversight of our board of directors (our “Board”), our Manager is responsible for managing our affairs on a day-to-day basis and for identifying and making acquisitions and investments on our behalf.   Capitalization   On May 9, 2023, the U.S. Securities and Exchange Commission (the “SEC”) declared effective our registration statement on Form S-11, as amended (File No. 333-271262) (the “Follow-on Registration Statement”), registering the offer and sale of up to $750,000,000 of our Class A units on a continuous “best efforts” basis by any method deemed to be an “at the market” offering pursuant to Rule 415(a)(4) under the Securities Act of 1933, as amended (the “Securities Act”), including by offers and sales made directly to investors or through one or more agents (our “Follow-on Offering”).   In connection with the Follow-on Registration Statement, we entered into a non-exclusive dealer manager agreement with Emerson Equity LLC (the “Dealer Manager”), a registered broker-dealer, for the sale of our Class A units through the Dealer Manager. The Dealer Manager will enter into participating dealer agreements and wholesale agreements with other broker-dealers, referred to as “selling group members,” to authorize those broker-dealers to solicit offers to purchase our Class A units. We will pay our Dealer Manager commissions of up to 0.25%, and the selling group members commissions ranging from 0.25% to 4.50%, of the principal amount of Class A unit sold in the Follow-on Offering. As of March 31, 2024, we have not sold any Class A units in connection with the Follow-on Offering.   In addition, the Follow-on Registration Statement constitutes a post-effective amendment to the registration statement on Form S-11, as amended (File No. 333-255424), registering the offer and sale of our ongoing initial public offering of up to $750,000,000 of our Class A units, declared effective by the SEC on September 30, 2021, of which $514,013,330 remained unsold as of March 31, 2024 (our “Primary Offering” and, together with our Follow-on Offering, our “Public Offerings”).   The purchase price for Class A units in the Public Offerings will be the lesser of (i) the current net asset value (the “NAV”) of our Class A units, and (ii) the average of the high and low sale prices of our Class A units on the NYSE American (the “NYSE”) during regular trading hours on the last trading day immediately preceding the investment date on which the NYSE was open for trading and trading in our Class A units occurred. Our Manager calculates our NAV within approximately 60 days of the last day of each quarter, and any adjustments take effect as of the first business day following its public announcement. On February 29, 2024, we announced that our NAV as of December 31, 2023 was equal to $100.88 per Class A unit.

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Summary of Significant Accounting Policies	3 Months Ended
	Mar. 31, 2024
Accounting Policies [Abstract]
Summary of Significant Accounting Policies	Note 2 – Summary of Significant Accounting Policies   Basis of Presentation   The accompanying consolidated financial statements have been prepared on the accrual basis of accounting and conform to accounting principles generally accepted in the United States of America (“U.S. GAAP”) for interim financial information, and Article 8 of Regulation S-X of the rules and regulations of the SEC.     In the opinion of management, all adjustments considered necessary for a fair presentation of our financial position, results of operations and cash flows have been included and are of a normal and recurring nature. The consolidated financial statements as of March 31, 2024, and for the three months ended March 31, 2024 and 2023, are unaudited and may not include year-end adjustments necessary to make them comparable to audited results. These consolidated financial statements should be read in conjunction with the audited consolidated financial statements as of and for the year ended December 31, 2023 included in our Annual Report on Form 10-K. The operating results for interim periods are not necessarily indicative of operating results for any other interim period or for the entire year.   Basis of Consolidation   The accompanying consolidated financial statements reflect all of our accounts, including those of our controlled subsidiaries. The portion of members’ capital in controlled subsidiaries that are not attributable, directly or indirectly, to us are presented in noncontrolling interests. All significant intercompany accounts and transactions have been eliminated.   We have evaluated our economic interests in entities to determine if they are deemed to be variable interest entities (“VIEs”) and whether the entities should be consolidated. An entity is a VIE if it has any one of the following characteristics: (i) the entity does not have enough equity at risk to finance its activities without additional subordinated financial support; (ii) the at-risk equity holders, as a group, lack the characteristics of a controlling financial interest; or (iii) the entity is structured with non-substantive voting rights. The distinction between a VIE and other entities is based on the nature and amount of the equity investment and the rights and obligations of the equity investors. Fixed price purchase and renewal options within a lease, as well as certain decision-making rights within a loan or joint-venture agreement, can cause us to consider an entity a VIE. Limited partnerships and other similar entities that operate as a partnership will be considered VIEs unless the limited partners hold substantive kick-out rights or participation rights.   Significant judgment is required to determine whether a VIE should be consolidated. We review all agreements and contractual arrangements to determine whether (i) we or another party have any variable interests in an entity, (ii) the entity is considered a VIE, and (iii) which variable interest holder, if any, is the primary beneficiary of the VIE. Determination of the primary beneficiary is based on whether a party (a) has the power to direct the activities that most significantly impact the economic performance of the VIE, and (b) has the obligation to absorb losses or the right to receive benefits of the VIE that could potentially be significant to the VIE.     The following table presents the financial data of the consolidated VIEs included in the consolidated balance sheets as of March 31, 2024 and December 31, 2023, respectively (amounts in thousands):  Schedule of Carrying Value Net Assets     March 31, 2024     December 31, 2023       (unaudited)         Assets                 Real estate                 Land   $ 26,059     $ 26,059   Building and improvements     12,953       12,953   Intangible assets     6,816       6,816   Real estate under construction     337,489       290,627   Total real estate     383,317       336,455   Accumulated depreciation and amortization     (2,307 )     (2,161 ) Real estate, net     381,010       334,294   Cash and cash equivalents     7,880       8,204   Other assets     20,526       7,841   Total assets   $ 409,416     $ 350,339                     Liabilities                 Debt, net   $ 86,922     $ 19,678   Due to affiliates     6,368       7,292   Lease liabilities     24       25   Accounts payable     21,563       12,374   Accrued expenses and other liabilities     9,363       8,595   Total liabilities   $ 124,240     $ 47,964     An interest in a VIE requires reconsideration when an event occurs that was not originally contemplated. At each reporting period we will reassess whether there are any events that require us to reconsider our determination of whether an entity is a VIE and whether it should be consolidated.   Emerging Growth Company Status   We are an “emerging growth company,” as defined in the Jump Start Our Business Startups Act of 2012 (“JOBS Act”). Under Section 107 of the JOBS Act, emerging growth companies are permitted to use an extended transition period provided in Section 7(a)(2)(B) of the Securities Act for complying with new or revised accounting standards that have different effective dates for public and private companies. We have elected to use the extended transition period provided in Section 7(a)(2)(B) of the Securities Act for complying with new or revised accounting standards that have different effective dates for public and private companies until the earlier of the date that we (i) are no longer an emerging growth company, or (ii) affirmatively and irrevocably opt out of the extended transition period provided in Section 7(a)(2)(B). By electing to extend the transition period for complying with new or revised accounting standards, our consolidated financial statements may not be comparable to the consolidated financial statements of companies that comply with public company effective dates.   Use of Estimates   The preparation of consolidated financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the amounts reported in the consolidated financial statements and the accompanying notes. Actual results could materially differ from those estimates.   Impairment of Long-Lived Assets   We evaluate our tangible and identifiable intangible real estate assets for impairment when events such as delays or changes in development, declines in a property’s operating performance, deteriorating market conditions, or environmental or legal concerns bring recoverability of the carrying value of one or more assets into question. When qualitative factors indicate the possibility of impairment, the total undiscounted cash flows of the property, including proceeds from disposition, are compared to the net book value of the property. If the carrying value of the asset exceeds the undiscounted cash flows of the asset, an impairment loss is recorded in earnings to reduce the carrying value of the asset to fair value, calculated as the discounted net cash flows of the property. In circumstances where the highest and best use of a property is the fee simple value of vacant land, we compare book value of the property to the appraised value of the land. If the carrying value of the asset exceeds the appraised value of the land, an impairment loss is recorded to reduce the carrying value to the appraised value.     Restricted Cash   Restricted cash consists of amounts required to be reserved pursuant to contractual obligations and lender agreements for debt service. The following table provides a reconciliation of cash and cash equivalents and restricted cash reported within the consolidated balance sheets to the consolidated statements of cash flows (amounts in thousands):  Schedule of Restricted Cash and Cash Equivalents     March 31, 2024     December 31, 2023       (unaudited)         Cash and cash equivalents   $ 29,205     $ 20,125   Restricted cash (1)     12,971       3,460   Total cash and cash equivalents and restricted cash   $ 42,176     $ 23,585       (1) Restricted cash is included within Other assets on our consolidated balance sheets.   Recent Accounting Pronouncements   In November 2023, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2023-07, Segment Reporting (Topic 280): Improvements to Reportable Segment Disclosures (“ASU 2023-07”). ASU 2023-07 is effective for public entities for fiscal years beginning after December 15, 2023, and interim periods in fiscal years beginning after December 15, 2024, and requires single reporting entities to comply with the expanded reportable segment disclosures outlined in the ASU. The expanded reportable segment disclosures are intended to enhance certain disclosures surrounding significant segment expenses. We are currently evaluating the impact of the new standard on our consolidated financial statements.   In March 2024, the SEC adopted final rules under Release No. 33-11275, The Enhancement and Standardization of Climate-Related Disclosures for Investors (the “Climate Rules”). The Climate Rules require quantitative and qualitative disclosure of certain climate-related information in registration statements and annual reports filed. These disclosures include financial statement footnote disclosure related to the effects of certain severe weather events and other natural conditions. In April 2024, the SEC issued an order staying the Climate Rules pending completion of a judicial review of certain petitions challenging their validity. If the stay is lifted, the effective dates remain unchanged and we remain a smaller reporting company, emerging growth company or non-accelerated filer, the Climate Rules will be effective for our fiscal year ending December 31, 2027. We are currently evaluating the impact of the Climate Rules on our consolidated financial statements.

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Leases	3 Months Ended
	Mar. 31, 2024
Leases
Leases	Note 3 – Leases   Lessor Accounting   We own rental properties which are leased to tenants under operating leases with current expirations ranging from 2024 to 2040, with options to extend or terminate the leases. Revenues from such leases are reported as Rental revenue in our consolidated statements of operations and are comprised of (i) lease components, which includes fixed and variable lease payments, and (ii) non-lease components which includes reimbursements of property level operating expenses. We do not separate non-lease components from the related lease components, as the timing and pattern of transfer are the same, and account for the combined component.   Fixed lease revenues represent the base rent that each tenant is required to pay in accordance with the terms of their respective leases reported on a straight-line basis over the non-cancelable term of the lease. Variable lease revenues include payments based on (i) tenant reimbursements, (ii) changes in the index or market-based indices after the inception of the lease, (iii) percentage rents, or (iv) the operating performance of the property. Variable lease revenues are not recognized until the specific events that trigger the variable payments have occurred.   The following table summarizes the components of lease revenues (amounts in thousands):  Schedule of Components of Lease Revenues     2024     2023       Three Months Ended March 31,       2024     2023       (unaudited)     (unaudited)   Fixed lease revenues   $ 241     $ 266   Variable lease revenues (1)     124       81   Lease revenues (2) (3)   $ 365     $ 347       (1) Includes reimbursements for property taxes, insurance, and common area maintenance services. (2) Excludes lease intangible amortization of less than $0.1 million and $0.1 million for the three months ended March 31, 2024 and 2023, respectively. (3) Excludes straight-line rent of $0.1 million and less than $0.1 million for the three months ended March 31, 2024 and 2023, respectively.     In certain of our leases, the tenant is obligated to pay the real estate taxes, insurance, and certain other expenses directly to the vendor. These obligations, which have been assumed by the tenants, are not reflected in our consolidated financial statements. To the extent any such tenant defaults on its lease or if it is deemed probable that the tenant will fail to pay for such obligations, a liability for such obligations would be recorded.   We assess the collectability of substantially all lease payments due by reviewing a tenant’s payment history or financial condition. Changes to collectability are recognized as a current period adjustment to rental revenue. We have assessed the collectability of all recorded lease revenues as probable as of March 31, 2024.

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Related Party Arrangements	3 Months Ended
	Mar. 31, 2024
Related Party Transactions [Abstract]
Related Party Arrangements	Note 4 – Related Party Arrangements   Our Transaction with Lacoff Holding II, LLC   On December 29, 2023, we borrowed $4.0 million from Lacoff Holding II LLC, an affiliate of our Chief Executive Officer, pursuant to the terms of a promissory note (the “LH II Loan”). The LH II Loan was due and payable on April 1, 2024 and interest accrued on the LH II Note at an annual rate of 5.26%. The proceeds of the loan were used for general corporate purposes. On February 8, 2024, the LH II Loan, including accrued interest of less than $0.1 million, was repaid in full.   Our Relationship with Our Manager and Sponsor   Our Manager and its affiliates, including our Sponsor, receive fees or reimbursements in connection with our Public Offerings and the management of our investments.   The following table presents a summary of fees incurred on our behalf by, and expenses reimbursable to, our Manager and its affiliates, including our Sponsor, in accordance with the terms of the relevant agreements with such parties (amounts in thousands):   Schedule of Non Cash Activity to Related Party     2024     2023       Three Months Ended March 31,       2024     2023       (unaudited)     (unaudited)   Amounts included in the Consolidated Statements of Operations                 Costs incurred by our Manager and its affiliates (1)   $ 790     $ 670   Management fees (2)     687       661   Insurance (3)     161       106   Director compensation     20       20   Costs and expenses related parties   $ 1,658     $ 1,457                     Capitalized costs included in the Consolidated Balance Sheets                 Development fee and reimbursements   $ 1,078     $ 977   Insurance (3)     564       517       $ 1,642     $ 1,494       (1) Includes wage, overhead and other reimbursements to our Manager and its affiliates, including our Sponsor, which are included in General and administrative expenses on the consolidated statements of operations. (2) Included in Property expenses in our consolidated statements of operations. (3) Our insurance premiums are prepaid and are included in Other assets on the consolidated balance sheets and are amortized monthly to either Property expenses on the consolidated statements of operations or Real estate under construction on the consolidated balance sheets as further described below.     The following table presents a summary of amounts included in Due to affiliates in the consolidated balance sheets (amounts in thousands):  Schedule of Due to Related Party     March 31, 2024     December 31, 2023       (unaudited)         Due to affiliates                 Development fees   $ 5,462     $ 6,129   Management fees     2,052       1,365   Employee cost sharing and reimbursements (1)     1,643       2,856   Director compensation     20       20   Due to affiliates   $ 9,177     $ 10,370       (1) Includes wage, overhead and other reimbursements to our Manager and its affiliates, including our Sponsor.   Other Operating Expenses   Pursuant to the terms of the management agreement between us, our Operating Companies and our Manager (the “Management Agreement”), we reimburse our Manager, Sponsor and their respective affiliates for actual expenses incurred on our behalf in connection with the selection, acquisition or origination of investments, whether or not we ultimately acquire or originate an investment. We also reimburse our Manager, Sponsor and their respective affiliates for out-of-pocket expenses paid to third parties in connection with providing services to us.   Pursuant to the terms of the employee and cost sharing agreement between us, our Operating Companies, our Manager and our Sponsor, we reimburse our Sponsor and our Manager for expenses incurred for our allocable share of the salaries, benefits and overhead of personnel providing services to us. During the three months ended March 31, 2024, and 2023, our Manager and its affiliates, including our Sponsor, incurred operating expenses of $0.7 million and $0.6 million, respectively, on our behalf. The expenses are payable, at the election of the recipient, either in cash, by issuance of our Class A units at the then-current NAV, or through some combination of the foregoing. As of March 31, 2024, all expenses incurred since inception have been paid in cash.   Management Fee   Subject to the limitations set forth in our Amended and Restated Limited Liability Company Operating Agreement (our “Operating Agreement”) and the oversight of our Board, our Manager is responsible for managing our affairs on a day-to-day basis and for the origination, selection, evaluation, structuring, acquisition, financing and development of our commercial real estate properties, real estate-related assets, including but not limited to commercial real estate loans, and debt and equity securities issued by other real estate-related companies, as well as private equity acquisitions and investments, and opportunistic acquisitions of other qualified opportunity funds and qualified opportunity zone businesses.   Pursuant to the Management Agreement, we pay our Manager a quarterly management fee in arrears of one-fourth of 0.75%. The management fee is based on our NAV in effect at the end of the quarter. For the three months ended March 31, 2024, and 2023, we incurred management fees of $0.7 million and $0.7 million, respectively, which are included in Property expenses in our consolidated statements of operations.   Development Fees and Reimbursements   Affiliates of our Sponsor are entitled to receive (i) development fees on each project in an amount that is usual and customary for comparable services rendered to similar projects in the geographic market of the project, and (ii) reimbursements for their expenses, such as employee compensation and other overhead expenses incurred in connection with the project.   During the three months ended March 31, 2024, and 2023, we incurred development fees earned during the construction phase of $0.8 million and $0.7 million, respectively. Such development fees are included in Real estate under construction in our consolidated balance sheets. As of March 31, 2024 and December 31, 2023, $5.5 million and $6.1 million, respectively, remained due and payable to our affiliates for development fees.     During the three months ended March 31, 2024, and 2023, we incurred employee reimbursement expenditures to our affiliates acting as development managers of $0.3 million and $0.4 million, respectively, of which $0.2 million and $0.3 million, respectively, is included in Real estate under construction in our consolidated balance sheets, and $0.1 million and $0.1 million, respectively, is included in General and administrative expenses in our consolidated statements of operations. As of March 31, 2024 and December 31, 2023, $0.8 million and $1.3 million, respectively, remained due and payable to our affiliates for employee reimbursement expenditures.   On April 25, 2023, each of the indirect majority-owned subsidiaries for our Nashville investments entered into development management agreements with certain development entities in which immediate family members of our Chief Executive Officer have a passive indirect minority beneficial ownership interest (collectively, the “Nashville DMAs”). The aggregate development fees payable under the Nashville DMAs are equal to 55% of 4.5% of the development budget or hard costs, as applicable. During the year ended December 31, 2023, we incurred $0.4 million of development fees related to the Nashville DMAs, which were capitalized to Real estate under construction in our consolidated balance sheets, with the remaining development fees payable upon our achieving various milestones throughout the development of our Nashville investments. As of March 31, 2024, $0.4 million in development fees related to the Nashville DMAs remained outstanding and payable.   Acquisition Fees   We will pay our Manager, Sponsor, or an affiliate of our Manager or Sponsor, an acquisition fee equal to 1.5% of the total value of any acquisition transaction, including any acquisition through merger with another entity (but excluding any transactions in which our Sponsor, or an affiliate of our Manager or Sponsor, would otherwise receive a development fee). We did not incur any acquisition fees during the three months ended March 31, 2024 and 2023.   Insurance   Certain immediate family members of our Chief Executive Officer have a passive indirect minority beneficial ownership interest in Belpointe Specialty Insurance, LLC (“Belpointe Specialty Insurance”). Belpointe Specialty Insurance has acted as our broker in connection with the placement of insurance coverage for certain of our properties and operations. Belpointe Specialty Insurance earns brokerage commissions related to the brokerage services that it provides to us, which commissions vary, are based on a percentage of the premiums that we pay and are set by the insurer. We have also engaged Belpointe Specialty Insurance to provide us with contract insurance consulting services related to owner-controlled insurance programs, for which we pay an administration fee.   During the three months ended March 31, 2024 and 2023, we obtained insurance premiums in the aggregate amount of $0.1 million and $0.1 million, respectively, from which Belpointe Specialty Insurance earned commissions and administrative fees of less than $0.1 million and less than $0.1 million, respectively. Insurance premiums are prepaid and are included in Other assets on the consolidated balance sheets.   Economic Dependency   Under various agreements we have engaged our Manager and its affiliates, including in certain cases our Sponsor, to provide certain services that are essential to the Company, including asset management services, asset acquisition and disposition services, supervision of our Public Offerings and any other offerings we conduct, as well as other administrative responsibilities for the Company, including, without limitation, accounting services and investor relations services. As a result of these relationships, we are dependent upon our Manager and its affiliates, including our Sponsor. In the event that our Manager and its affiliates are unable to provide us with the services we have engaged them to provide, we would be required to find alternative service providers.

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Real Estate, Net	3 Months Ended
	Mar. 31, 2024
Real Estate [Abstract]
Real Estate, Net	Note 5 – Real Estate, Net   Real Estate Under Construction   The following table provides the activity of our Real estate under construction in the consolidated balance sheets (amounts in thousands):  Schedule of Real Estate Under Construction     March 31, 2024     December 31, 2023       (unaudited)         Beginning balance   $ 291,130     $ 133,898   Capitalized costs (1) (2)     46,229       155,969   Capitalized interest     973       387   Impairment charges (3)     (595 )     (4,060 ) Land held for development (4)     —       4,936   Ending balance   $ 337,737     $ 291,130       (1) Includes development fees and employee reimbursement expenditures See “Note 4 – Related Party Arrangements” for additional details regarding our transactions with related parties. (2) Includes direct and indirect project costs to the construction and development of real estate projects, including but not limited to loan fees, property taxes and insurance, incurred of $1.0 million and $3.4 million for the three months ended March 31, 2024 and the year ended December 31, 2023, respectively. (3) Impairment charges during three months ended March 31, 2024 and the year ended December 31, 2023 are in relation to one of our real estate assets located in Nashville, Tennessee, based on our conclusion that the estimated fair market value of the real estate asset was lower than the carrying value, and as a result, we reduced the carrying value to the estimated fair market value. (4) Includes the acquisition of land located in Sarasota, Florida during the year ended December 31, 2023.   Real estate under construction includes non-cash investing activity of $21.9 million for the three months ended months ended March 31, 2024 (inclusive of unpaid development fees of $2.2 million and unpaid employee cost sharing and reimbursements of $0.3 million) and $27.6 million for the year ended December 31, 2023 (inclusive of unpaid development fees of $6.1 million and unpaid employee cost sharing and reimbursements of $1.3 million).   Depreciation Expense   Depreciation expense was $0.2 million and $0.2 million for the three months ended March 31, 2024 and 2023, respectively, and is included in Depreciation and amortization on the consolidated statements of operations.

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Intangible Assets and Liabilities	3 Months Ended
	Mar. 31, 2024
Intangible Assets And Liabilities
Intangible Assets and Liabilities	Note 6 – Intangible Assets and Liabilities   Intangible assets and liabilities are summarized as follows (amounts in thousands):  Schedule of Intangible Assets And Liabilities     March 31, 2024     December 31, 2023       Gross Carrying Amount     Accumulated Amortization     Net Carrying Amount     Gross Carrying Amount     Accumulated Amortization     Net Carrying Amount       (unaudited)     (unaudited)     (unaudited)                     Finite-Lived Intangible Assets                                                 In-place leases   $ 3,513     $ (1,735 )   $ 1,778     $ 3,513     $ (1,699 )   $ 1,814   Indefinite-Lived Intangible Assets                                                 Development rights     5,659       —       5,659       5,659       —       5,659   Total intangible assets   $ 9,172     $ (1,735 )   $ 7,437     $ 9,172     $ (1,699 )   $ 7,473                                                     Finite-Lived Intangible Liabilities                                                 Below-market leases   $ (2,100 )   $ 804     $ (1,296 )   $ (2,100 )   $ 776     $ (1,324 ) Total intangible liabilities   $ (2,100 )   $ 804     $ (1,296 )   $ (2,100 )   $ 776     $ (1,324 )   In-place leases and development rights intangible assets, noted above, are included in Intangible assets on the consolidated balance sheets. Below-market lease liabilities, noted above, are included in Lease liabilities on the consolidated balance sheets.     Amortization of in-place lease intangible assets was less than $0.1 million and $0.3 million for the three months ended March 31, 2024 and 2023, respectively, and is included in Depreciation and amortization in the consolidated statements of operations.   Amortization of below-market lease liabilities was less than $0.1 million and $0.1 million for the three months ended March 31, 2024 and 2023, respectively, and is included in Rental revenue in the consolidated statements of operations.

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Debt, Net	3 Months Ended
	Mar. 31, 2024
Debt Disclosure [Abstract]
Debt, Net	Note 7 – Debt, Net   2024 Debt Transactions   On January 31, 2024, our indirect majority-owned subsidiary entered into a fixed-rate mezzanine loan agreement for up to $56.4 million in principal amount (the “1991 Main Mezzanine Loan”) with Southern Realty Trust Holdings, LLC (the “Mezzanine Lender”).   2023 Debt Transactions   On May 12, 2023, our indirect majority-owned subsidiary entered into a variable-rate construction loan agreement for up to $130.0 million in principal amount (the “1991 Main Construction Loan”) with Bank OZK (the “Mortgage Lender”).   The following table details our Debt, net (dollars in thousands): Schedule of Debt, Net      Interest Rate     Maturity Date (1)   Total Commitment     March 31, 2024     December 31, 2023                       Carrying Value as of   Indebtedness   Interest Rate     Maturity Date (1)   Total Commitment     March 31, 2024     December 31, 2023                       (unaudited)         1991 Main Mezzanine Loan (2)     13.00 %   May 2027   $ 56,378     $ 41,833     $ —   1991 Main Construction Loan (3)     SOFR + 3.45 %   May 2027   $ 130,000       50,042       23,076   Total debt                         91,875       23,076   Unamortized debt issuance costs                         (3,295 )     (2,239 ) Unamortized debt discount                         (1,658 )     (1,159 ) Debt, net                       $ 86,922     $ 19,678       (1) Each of our loans contain a one-year extension option, subject to certain restrictions. (2) We are required to maintain an interest reserve and carry reserve for purposes of paying accrued but unpaid interest on the 1991 Main Mezzanine Loan and interest, principal and other obligations under the 1991 Main Construction Loan the “Reserves”). The Reserves were held back at closing and had a balance of $14.5 million as of March 31, 2024. (3) Advances under the 1991 Main Construction Loan bear interest at a per annum rate equal to the one-month term Secured Overnight Financing Rate (“SOFR”) plus 3.45%, subject to a minimum all-in per annum rate of 8.51%. To mitigate our exposure to increases to the one-month SOFR, we have entered into an interest rate cap (see Note 9 – Derivative Instruments).   The following table summarizes the scheduled future principal payments under our debt arrangements as of March 31, 2024 (amounts in thousands):  Schedule of Future Principal Payments           Year ended December 31,     (unaudited)   2024 (remainder)   $ —   2025     —   2026     —   2027     91,875   2028     —   Thereafter     —   Total   $ 91,875     Interest paid, net of capitalized interest for three months ended March 31, 2024 and 2023 was $0.2 million and zero, respectively. Amortization of deferred financing costs for the three months ended March 31, 2024 and 2023, was $0.4 million and zero, respectively, of which $0.3 million and zero was capitalized.     Guarantees and Covenants   Both the 1991 Main Mezzanine Loan and 1991 Main Construction Loan (together, the “1991 Main Loans”) are secured by our investment in 1991 Main Street, Sarasota, Florida (“1991 Main”). In connection with the 1991 Main Loans, we provided carveout guarantees to the Mezzanine Lender and the Mortgage Lender (together, the “1991 Main Lenders”) pursuant to which we guaranteed the borrowers obligations to the 1991 Main Lenders with respect to certain non-recourse carveout events, such as “bad acts,” environmental conditions, and violations of certain provisions of the loan documents (the “Guarantees”). The Guarantees contain financial covenants requiring that we maintain liquid assets of no less than $20.0 million and a net worth of no less than $130.0 million. As of March 31, 2024, the Company was in compliance with all covenants under the Guarantees.   We also provided a customary environmental indemnity agreement to the 1991 Main Lenders pursuant to which we agreed to protect, defend, indemnify, release and hold harmless the 1991 Main Lenders from and against certain environmental liabilities related to 1991 Main.

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Fair Value of Financial Instruments	3 Months Ended
	Mar. 31, 2024
Fair Value Disclosures [Abstract]
Fair Value of Financial Instruments	Note 8 – Fair Value of Financial Instruments   Fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between marketplace participants at the measurement date under current market conditions (i.e., the exit price).   We categorize our financial instruments, based on the priority of the inputs to the valuation technique, into a three-level fair value hierarchy. The fair value hierarchy gives the highest priority to quoted prices in active markets for identical assets or liabilities (Level 1) and the lowest priority to unobservable inputs (Level 3). If the inputs used to measure the financial instruments fall within different levels of the hierarchy, the categorization is based on the lowest level input that is significant to the fair value measurement of the instrument.   Financial assets and liabilities recorded on the consolidated balance sheets are categorized based on the inputs to the valuation techniques as follows:   Level 1 – Quoted market prices in active markets for identical assets or liabilities.   Level 2 – Significant other observable inputs (e.g., quoted prices for similar items in active markets, quoted prices for identical or similar items in markets that are not active, inputs other than quoted prices that are observable such as interest rate and yield curves, and market-corroborated inputs).   Level 3 – Valuation generated from model-based techniques that use inputs that are significant and unobservable in the market. These unobservable assumptions reflect estimates of inputs that market participants would use in pricing the asset or liability. Valuation techniques include use of option pricing models, discounted cash flow methodologies or similar techniques, which incorporate management’s own estimates of assumptions that market participants would use in pricing the instrument or valuations that require significant management judgment or estimation.   Except as described below, we estimated that our other financial assets and liabilities had fair values that approximated their carrying values as of March 31, 2024 and December 31, 2023.   Recurring Fair Value Measurements   Our interest rate cap is measured at fair value on a recurring basis (see Note 9 – Derivative Instruments for further details on the inputs used). The valuation of our interest rate cap is prepared by an independent third-party and is classified as Level 2 in the fair value hierarchy, as the valuation is approximated using market values of similar instruments in active markets.

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Derivative Instruments	3 Months Ended
	Mar. 31, 2024
Derivative Instruments and Hedging Activities Disclosure [Abstract]
Derivative Instruments	Note 9 – Derivative Instruments   In connection with the 1991 Main Construction Loan, we were required to obtain and maintain interest rate protection in the form of an interest rate cap during the term of the loan to effectively limit the impact of increases in the one-month SOFR (the “1991 Main Interest Rate Cap”). We are subject to credit risk by the counterparty of this derivative instrument in the event of non-performance under the derivative contract, however we believe the amount to be minimal.   The following table details our derivative financial instrument as of March 31, 2024 (amounts in thousands):  Schedule of Table Derivative Financial Instrument Interest Rate Derivative   Notional Amount (1)     Strike     Maturity Date   Fair Value (2)   1991 Main Interest Rate Cap   $ 95,494       5.07 %   July 2024   $ 66       (1) The notional amount of the 1991 Main Interest Rate Cap increases in accordance with the schedule set forth in the interest rate cap agreement up to a maximum notional amount of $112.5 million. (2) Included in Other assets in our consolidated balance sheets.   The following table details the effect of our derivative financial instrument (amounts in thousands):  Schedule of Table Details Effect Derivative Financial Instrument         Three Months Ended March 31,   Interest Rate Derivative   Location of Gain (Loss)   2024     2023             (unaudited)       (unaudited)   1991 Main Interest Rate Cap   Other expense   $ (27 )   $ —

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Members’ Capital	3 Months Ended
	Mar. 31, 2024
Equity [Abstract]
Members’ Capital	Note 10 – Members’ Capital   Our Operating Agreement generally authorizes our Board to issue an unlimited number of units and options, rights, warrants and appreciation rights relating to such units for consideration or for no consideration and on the terms and conditions as determined by our Board, in its sole discretion, and in most cases without the approval of our members. These additional securities may be used for a variety of purposes, including in future offerings to raise additional capital and acquisitions. Our Operating Agreement currently authorizes the issuance of an unlimited number of Class A units, 100,000 Class B units and one Class M unit.   During the three months ended March 31, 2024 and 2023, we issued 9,304 and zero Class A units, respectively. As of March 31, 2024 and December 31, 2023, there were 3,631,703 and 3,622,399 Class A units, respectively, 100,000 Class B units and one Class M unit issued and outstanding.   Class A units   Upon payment in full of any consideration payable with respect to the initial issuance of our Class A units, the holder thereof will not be liable for any additional capital contributions to the Company. Holders of Class A units are not entitled to preemptive, redemption or conversion rights. Holders of our Class A units are entitled to one vote per unit on all matters submitted to a vote of our members. Matters must generally be approved by a majority (or, in the case of the election of directors, by a plurality) of the votes entitled to be cast.   Holders of our Class A units share ratably in any distributions we make, subject to any statutory or contractual restrictions on distributions and to any restrictions on distributions imposed by the terms of any preferred units we issue.   Upon our dissolution, liquidation or winding up, after payment of all amounts required to be paid to creditors and holders of preferred units, if any, holders of our Class A units are entitled to receive our remaining assets available for distribution.   Class B units   All of our Class B units are currently held by our Manager and were issued on September 14, 2021. Holders of our Class B units are not entitled to preemptive, redemption or conversion rights. Holders of our Class B units are entitled to one vote per unit on all matters submitted to a vote of our members. Matters must generally be approved by a majority (or, in the case of the election of directors, by a plurality) of the votes entitled to be cast.   Holders of our Class B units are entitled to share ratably as a class in 5% of any gains recognized by, or distributed to, the Company or recognized by or distributed from our Operating Companies or any subsidiary or other entity related to the Company, regardless of whether the holders of our Class A units have received a return of their capital. The allocation and distribution rights that the holders of our Class B units are entitled to may not be amended, altered or repealed, and the number of authorized Class B units may not be increased or decreased, without the consent of the holders of our Class B units. In addition, our Manager, or any other holder of our Class B units, will continue to hold the Class B units even if our Manager is no longer our manager.   Upon our dissolution, liquidation or winding up, after payment of all amounts required to be paid to creditors and holders of preferred units, if any, holders of Class B units will be entitled to receive any accrual of gains or distributions otherwise distributable pursuant to the terms of the Class B units, regardless of whether the holders of our Class A units have received a return of their capital.   Class M unit   The Class M unit is currently held by our Manager and was issued on September 14, 2021. The holder of our Class M unit is not entitled to preemptive, redemption or conversion rights. The holder of our Class M unit is entitled to that number of votes equal to the product obtained by multiplying (i) the sum of the aggregate number of outstanding Class A units plus Class B units, by (ii) 10, on matters on which the Class M unit has a vote. Our Manager will continue to hold the Class M unit for so long as it remains our manager.   The holder of our Class M unit does not have any right to receive ordinary, special or liquidating distributions.     Preferred units   Under our Operating Agreement, our Board may from time to time establish and cause us to issue one or more classes or series of preferred units and set the designations, preferences, rights, powers and duties of such classes or series.   Subscriptions Receivable   Subscriptions receivable consists of units that have been issued with subscriptions that have not yet settled. As of March 31, 2024 and December 31, 2023 there was $0.7 million and zero, respectively, in subscriptions included within Other assets on our consolidated balance sheets that had not yet settled. All of these funds were settled prior to the filing of this report. Subscriptions receivable are carried at cost which approximates fair value.   Basic and Diluted Loss Per Class A Unit   For the three months ended March 31, 2024 and 2023, the basic and diluted weighted-average units outstanding were 3,631,531 and 3,523,449, respectively. For the three months ended March 31, 2024 and 2023, net loss attributable to Class A units was $4.0 million and $2.8 million, respectively, and the loss per basic and diluted unit was $1.10 and $0.80, respectively.

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Commitments and Contingencies	3 Months Ended
	Mar. 31, 2024
Commitments and Contingencies Disclosure [Abstract]
Commitments and Contingencies	Note 11 – Commitments and Contingencies   As of March 31, 2024, we were not subject to any material litigation nor were we aware of any material litigation threatened against us.   In connection with the development of our investment at 1000 First Avenue North, St. Petersburg, Florida (“1000 First”) and 1991 Main, we have entered into separate construction management agreements for each asset which contain terms and conditions that are customary for the related scope of work. As of March 31, 2024, we have an aggregate unfunded commitment of $77.3 million under these two development projects. As of March 31, 2024, $26.4 million, inclusive of retainage of $12.0 million, is outstanding and payable in connection with these developments.   We are in the process of obtaining a first mortgage construction loan to fund the remaining construction and soft costs associated with the development of 1000 First (the “1000 First Construction Loan”). However, due to our liquidity constraints caused in part by our obligation to maintain Reserves in connection with the 1991 Main Construction Loan and 1991 Main Mezzanine Loan, if we do not finalize the 1000 First Construction Loan prior to May 31, 2024, we will stop or delay construction until we can obtain additional financing.

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Subsequent Events	3 Months Ended
	Mar. 31, 2024
Subsequent Events [Abstract]
Subsequent Events	Note 12 – Subsequent Events   Management has evaluated subsequent events to determine if events or transactions occurring after the balance sheet date through the date the consolidated financial statements were issued require potential adjustment to or disclosure in the consolidated financial statements and has concluded that, except as set forth below, all such events or transactions that would require recognition or disclosure have been recognized or disclosed.   Through the date of this Form 10-Q, we drew down an additional $8.2 million on the 1991 Main Construction Loan.

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Summary of Significant Accounting Policies (Policies)	3 Months Ended
	Mar. 31, 2024
Accounting Policies [Abstract]
Basis of Presentation	Basis of Presentation   The accompanying consolidated financial statements have been prepared on the accrual basis of accounting and conform to accounting principles generally accepted in the United States of America (“U.S. GAAP”) for interim financial information, and Article 8 of Regulation S-X of the rules and regulations of the SEC.     In the opinion of management, all adjustments considered necessary for a fair presentation of our financial position, results of operations and cash flows have been included and are of a normal and recurring nature. The consolidated financial statements as of March 31, 2024, and for the three months ended March 31, 2024 and 2023, are unaudited and may not include year-end adjustments necessary to make them comparable to audited results. These consolidated financial statements should be read in conjunction with the audited consolidated financial statements as of and for the year ended December 31, 2023 included in our Annual Report on Form 10-K. The operating results for interim periods are not necessarily indicative of operating results for any other interim period or for the entire year.
Basis of Consolidation	Basis of Consolidation   The accompanying consolidated financial statements reflect all of our accounts, including those of our controlled subsidiaries. The portion of members’ capital in controlled subsidiaries that are not attributable, directly or indirectly, to us are presented in noncontrolling interests. All significant intercompany accounts and transactions have been eliminated.   We have evaluated our economic interests in entities to determine if they are deemed to be variable interest entities (“VIEs”) and whether the entities should be consolidated. An entity is a VIE if it has any one of the following characteristics: (i) the entity does not have enough equity at risk to finance its activities without additional subordinated financial support; (ii) the at-risk equity holders, as a group, lack the characteristics of a controlling financial interest; or (iii) the entity is structured with non-substantive voting rights. The distinction between a VIE and other entities is based on the nature and amount of the equity investment and the rights and obligations of the equity investors. Fixed price purchase and renewal options within a lease, as well as certain decision-making rights within a loan or joint-venture agreement, can cause us to consider an entity a VIE. Limited partnerships and other similar entities that operate as a partnership will be considered VIEs unless the limited partners hold substantive kick-out rights or participation rights.   Significant judgment is required to determine whether a VIE should be consolidated. We review all agreements and contractual arrangements to determine whether (i) we or another party have any variable interests in an entity, (ii) the entity is considered a VIE, and (iii) which variable interest holder, if any, is the primary beneficiary of the VIE. Determination of the primary beneficiary is based on whether a party (a) has the power to direct the activities that most significantly impact the economic performance of the VIE, and (b) has the obligation to absorb losses or the right to receive benefits of the VIE that could potentially be significant to the VIE.     The following table presents the financial data of the consolidated VIEs included in the consolidated balance sheets as of March 31, 2024 and December 31, 2023, respectively (amounts in thousands):  Schedule of Carrying Value Net Assets     March 31, 2024     December 31, 2023       (unaudited)         Assets                 Real estate                 Land   $ 26,059     $ 26,059   Building and improvements     12,953       12,953   Intangible assets     6,816       6,816   Real estate under construction     337,489       290,627   Total real estate     383,317       336,455   Accumulated depreciation and amortization     (2,307 )     (2,161 ) Real estate, net     381,010       334,294   Cash and cash equivalents     7,880       8,204   Other assets     20,526       7,841   Total assets   $ 409,416     $ 350,339                     Liabilities                 Debt, net   $ 86,922     $ 19,678   Due to affiliates     6,368       7,292   Lease liabilities     24       25   Accounts payable     21,563       12,374   Accrued expenses and other liabilities     9,363       8,595   Total liabilities   $ 124,240     $ 47,964     An interest in a VIE requires reconsideration when an event occurs that was not originally contemplated. At each reporting period we will reassess whether there are any events that require us to reconsider our determination of whether an entity is a VIE and whether it should be consolidated.
Emerging Growth Company Status	Emerging Growth Company Status   We are an “emerging growth company,” as defined in the Jump Start Our Business Startups Act of 2012 (“JOBS Act”). Under Section 107 of the JOBS Act, emerging growth companies are permitted to use an extended transition period provided in Section 7(a)(2)(B) of the Securities Act for complying with new or revised accounting standards that have different effective dates for public and private companies. We have elected to use the extended transition period provided in Section 7(a)(2)(B) of the Securities Act for complying with new or revised accounting standards that have different effective dates for public and private companies until the earlier of the date that we (i) are no longer an emerging growth company, or (ii) affirmatively and irrevocably opt out of the extended transition period provided in Section 7(a)(2)(B). By electing to extend the transition period for complying with new or revised accounting standards, our consolidated financial statements may not be comparable to the consolidated financial statements of companies that comply with public company effective dates.
Use of Estimates	Use of Estimates   The preparation of consolidated financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the amounts reported in the consolidated financial statements and the accompanying notes. Actual results could materially differ from those estimates.
Impairment of Long-Lived Assets	Impairment of Long-Lived Assets   We evaluate our tangible and identifiable intangible real estate assets for impairment when events such as delays or changes in development, declines in a property’s operating performance, deteriorating market conditions, or environmental or legal concerns bring recoverability of the carrying value of one or more assets into question. When qualitative factors indicate the possibility of impairment, the total undiscounted cash flows of the property, including proceeds from disposition, are compared to the net book value of the property. If the carrying value of the asset exceeds the undiscounted cash flows of the asset, an impairment loss is recorded in earnings to reduce the carrying value of the asset to fair value, calculated as the discounted net cash flows of the property. In circumstances where the highest and best use of a property is the fee simple value of vacant land, we compare book value of the property to the appraised value of the land. If the carrying value of the asset exceeds the appraised value of the land, an impairment loss is recorded to reduce the carrying value to the appraised value.
Restricted Cash	Restricted Cash   Restricted cash consists of amounts required to be reserved pursuant to contractual obligations and lender agreements for debt service. The following table provides a reconciliation of cash and cash equivalents and restricted cash reported within the consolidated balance sheets to the consolidated statements of cash flows (amounts in thousands):  Schedule of Restricted Cash and Cash Equivalents     March 31, 2024     December 31, 2023       (unaudited)         Cash and cash equivalents   $ 29,205     $ 20,125   Restricted cash (1)     12,971       3,460   Total cash and cash equivalents and restricted cash   $ 42,176     $ 23,585       (1) Restricted cash is included within Other assets on our consolidated balance sheets.
Recent Accounting Pronouncements	Recent Accounting Pronouncements   In November 2023, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2023-07, Segment Reporting (Topic 280): Improvements to Reportable Segment Disclosures (“ASU 2023-07”). ASU 2023-07 is effective for public entities for fiscal years beginning after December 15, 2023, and interim periods in fiscal years beginning after December 15, 2024, and requires single reporting entities to comply with the expanded reportable segment disclosures outlined in the ASU. The expanded reportable segment disclosures are intended to enhance certain disclosures surrounding significant segment expenses. We are currently evaluating the impact of the new standard on our consolidated financial statements.   In March 2024, the SEC adopted final rules under Release No. 33-11275, The Enhancement and Standardization of Climate-Related Disclosures for Investors (the “Climate Rules”). The Climate Rules require quantitative and qualitative disclosure of certain climate-related information in registration statements and annual reports filed. These disclosures include financial statement footnote disclosure related to the effects of certain severe weather events and other natural conditions. In April 2024, the SEC issued an order staying the Climate Rules pending completion of a judicial review of certain petitions challenging their validity. If the stay is lifted, the effective dates remain unchanged and we remain a smaller reporting company, emerging growth company or non-accelerated filer, the Climate Rules will be effective for our fiscal year ending December 31, 2027. We are currently evaluating the impact of the Climate Rules on our consolidated financial statements.

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Summary of Significant Accounting Policies (Tables)	3 Months Ended
	Mar. 31, 2024
Accounting Policies [Abstract]
Schedule of Carrying Value Net Assets	The following table presents the financial data of the consolidated VIEs included in the consolidated balance sheets as of March 31, 2024 and December 31, 2023, respectively (amounts in thousands):  Schedule of Carrying Value Net Assets     March 31, 2024     December 31, 2023       (unaudited)         Assets                 Real estate                 Land   $ 26,059     $ 26,059   Building and improvements     12,953       12,953   Intangible assets     6,816       6,816   Real estate under construction     337,489       290,627   Total real estate     383,317       336,455   Accumulated depreciation and amortization     (2,307 )     (2,161 ) Real estate, net     381,010       334,294   Cash and cash equivalents     7,880       8,204   Other assets     20,526       7,841   Total assets   $ 409,416     $ 350,339                     Liabilities                 Debt, net   $ 86,922     $ 19,678   Due to affiliates     6,368       7,292   Lease liabilities     24       25   Accounts payable     21,563       12,374   Accrued expenses and other liabilities     9,363       8,595   Total liabilities   $ 124,240     $ 47,964
Schedule of Restricted Cash and Cash Equivalents	Restricted cash consists of amounts required to be reserved pursuant to contractual obligations and lender agreements for debt service. The following table provides a reconciliation of cash and cash equivalents and restricted cash reported within the consolidated balance sheets to the consolidated statements of cash flows (amounts in thousands):  Schedule of Restricted Cash and Cash Equivalents     March 31, 2024     December 31, 2023       (unaudited)         Cash and cash equivalents   $ 29,205     $ 20,125   Restricted cash (1)     12,971       3,460   Total cash and cash equivalents and restricted cash   $ 42,176     $ 23,585       (1) Restricted cash is included within Other assets on our consolidated balance sheets.

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Leases (Tables)	3 Months Ended
	Mar. 31, 2024
Leases
Schedule of Components of Lease Revenues	The following table summarizes the components of lease revenues (amounts in thousands):  Schedule of Components of Lease Revenues     2024     2023       Three Months Ended March 31,       2024     2023       (unaudited)     (unaudited)   Fixed lease revenues   $ 241     $ 266   Variable lease revenues (1)     124       81   Lease revenues (2) (3)   $ 365     $ 347       (1) Includes reimbursements for property taxes, insurance, and common area maintenance services. (2) Excludes lease intangible amortization of less than $0.1 million and $0.1 million for the three months ended March 31, 2024 and 2023, respectively. (3) Excludes straight-line rent of $0.1 million and less than $0.1 million for the three months ended March 31, 2024 and 2023, respectively.

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Related Party Arrangements (Tables)	3 Months Ended
	Mar. 31, 2024
Related Party Transactions [Abstract]
Schedule of Non Cash Activity to Related Party	The following table presents a summary of fees incurred on our behalf by, and expenses reimbursable to, our Manager and its affiliates, including our Sponsor, in accordance with the terms of the relevant agreements with such parties (amounts in thousands):   Schedule of Non Cash Activity to Related Party     2024     2023       Three Months Ended March 31,       2024     2023       (unaudited)     (unaudited)   Amounts included in the Consolidated Statements of Operations                 Costs incurred by our Manager and its affiliates (1)   $ 790     $ 670   Management fees (2)     687       661   Insurance (3)     161       106   Director compensation     20       20   Costs and expenses related parties   $ 1,658     $ 1,457                     Capitalized costs included in the Consolidated Balance Sheets                 Development fee and reimbursements   $ 1,078     $ 977   Insurance (3)     564       517       $ 1,642     $ 1,494       (1) Includes wage, overhead and other reimbursements to our Manager and its affiliates, including our Sponsor, which are included in General and administrative expenses on the consolidated statements of operations. (2) Included in Property expenses in our consolidated statements of operations. (3) Our insurance premiums are prepaid and are included in Other assets on the consolidated balance sheets and are amortized monthly to either Property expenses on the consolidated statements of operations or Real estate under construction on the consolidated balance sheets as further described below.
Schedule of Due to Related Party	The following table presents a summary of amounts included in Due to affiliates in the consolidated balance sheets (amounts in thousands):  Schedule of Due to Related Party     March 31, 2024     December 31, 2023       (unaudited)         Due to affiliates                 Development fees   $ 5,462     $ 6,129   Management fees     2,052       1,365   Employee cost sharing and reimbursements (1)     1,643       2,856   Director compensation     20       20   Due to affiliates   $ 9,177     $ 10,370       (1) Includes wage, overhead and other reimbursements to our Manager and its affiliates, including our Sponsor.

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Real Estate, Net (Tables)	3 Months Ended
	Mar. 31, 2024
Real Estate [Abstract]
Schedule of Real Estate Under Construction	The following table provides the activity of our Real estate under construction in the consolidated balance sheets (amounts in thousands):  Schedule of Real Estate Under Construction     March 31, 2024     December 31, 2023       (unaudited)         Beginning balance   $ 291,130     $ 133,898   Capitalized costs (1) (2)     46,229       155,969   Capitalized interest     973       387   Impairment charges (3)     (595 )     (4,060 ) Land held for development (4)     —       4,936   Ending balance   $ 337,737     $ 291,130       (1) Includes development fees and employee reimbursement expenditures See “Note 4 – Related Party Arrangements” for additional details regarding our transactions with related parties. (2) Includes direct and indirect project costs to the construction and development of real estate projects, including but not limited to loan fees, property taxes and insurance, incurred of $1.0 million and $3.4 million for the three months ended March 31, 2024 and the year ended December 31, 2023, respectively. (3) Impairment charges during three months ended March 31, 2024 and the year ended December 31, 2023 are in relation to one of our real estate assets located in Nashville, Tennessee, based on our conclusion that the estimated fair market value of the real estate asset was lower than the carrying value, and as a result, we reduced the carrying value to the estimated fair market value. (4) Includes the acquisition of land located in Sarasota, Florida during the year ended December 31, 2023.

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Intangible Assets and Liabilities (Tables)	3 Months Ended
	Mar. 31, 2024
Intangible Assets And Liabilities
Schedule of Intangible Assets And Liabilities	Intangible assets and liabilities are summarized as follows (amounts in thousands):  Schedule of Intangible Assets And Liabilities     March 31, 2024     December 31, 2023       Gross Carrying Amount     Accumulated Amortization     Net Carrying Amount     Gross Carrying Amount     Accumulated Amortization     Net Carrying Amount       (unaudited)     (unaudited)     (unaudited)                     Finite-Lived Intangible Assets                                                 In-place leases   $ 3,513     $ (1,735 )   $ 1,778     $ 3,513     $ (1,699 )   $ 1,814   Indefinite-Lived Intangible Assets                                                 Development rights     5,659       —       5,659       5,659       —       5,659   Total intangible assets   $ 9,172     $ (1,735 )   $ 7,437     $ 9,172     $ (1,699 )   $ 7,473                                                     Finite-Lived Intangible Liabilities                                                 Below-market leases   $ (2,100 )   $ 804     $ (1,296 )   $ (2,100 )   $ 776     $ (1,324 ) Total intangible liabilities   $ (2,100 )   $ 804     $ (1,296 )   $ (2,100 )   $ 776     $ (1,324 )

v3.24.1.1.u2

Debt, Net (Tables)	3 Months Ended
	Mar. 31, 2024
Debt Disclosure [Abstract]
Schedule of Debt, Net	The following table details our Debt, net (dollars in thousands): Schedule of Debt, Net      Interest Rate     Maturity Date (1)   Total Commitment     March 31, 2024     December 31, 2023                       Carrying Value as of   Indebtedness   Interest Rate     Maturity Date (1)   Total Commitment     March 31, 2024     December 31, 2023                       (unaudited)         1991 Main Mezzanine Loan (2)     13.00 %   May 2027   $ 56,378     $ 41,833     $ —   1991 Main Construction Loan (3)     SOFR + 3.45 %   May 2027   $ 130,000       50,042       23,076   Total debt                         91,875       23,076   Unamortized debt issuance costs                         (3,295 )     (2,239 ) Unamortized debt discount                         (1,658 )     (1,159 ) Debt, net                       $ 86,922     $ 19,678       (1) Each of our loans contain a one-year extension option, subject to certain restrictions. (2) We are required to maintain an interest reserve and carry reserve for purposes of paying accrued but unpaid interest on the 1991 Main Mezzanine Loan and interest, principal and other obligations under the 1991 Main Construction Loan the “Reserves”). The Reserves were held back at closing and had a balance of $14.5 million as of March 31, 2024. (3) Advances under the 1991 Main Construction Loan bear interest at a per annum rate equal to the one-month term Secured Overnight Financing Rate (“SOFR”) plus 3.45%, subject to a minimum all-in per annum rate of 8.51%. To mitigate our exposure to increases to the one-month SOFR, we have entered into an interest rate cap (see Note 9 – Derivative Instruments).
Schedule of Future Principal Payments	The following table summarizes the scheduled future principal payments under our debt arrangements as of March 31, 2024 (amounts in thousands):  Schedule of Future Principal Payments           Year ended December 31,     (unaudited)   2024 (remainder)   $ —   2025     —   2026     —   2027     91,875   2028     —   Thereafter     —   Total   $ 91,875

v3.24.1.1.u2

Derivative Instruments (Tables)	3 Months Ended
	Mar. 31, 2024
Derivative Instruments and Hedging Activities Disclosure [Abstract]
Schedule of Table Derivative Financial Instrument	The following table details our derivative financial instrument as of March 31, 2024 (amounts in thousands):  Schedule of Table Derivative Financial Instrument Interest Rate Derivative   Notional Amount (1)     Strike     Maturity Date   Fair Value (2)   1991 Main Interest Rate Cap   $ 95,494       5.07 %   July 2024   $ 66       (1) The notional amount of the 1991 Main Interest Rate Cap increases in accordance with the schedule set forth in the interest rate cap agreement up to a maximum notional amount of $112.5 million. (2) Included in Other assets in our consolidated balance sheets.
Schedule of Table Details Effect Derivative Financial Instrument	The following table details the effect of our derivative financial instrument (amounts in thousands):  Schedule of Table Details Effect Derivative Financial Instrument         Three Months Ended March 31,   Interest Rate Derivative   Location of Gain (Loss)   2024     2023             (unaudited)       (unaudited)   1991 Main Interest Rate Cap   Other expense   $ (27 )   $ —

v3.24.1.1.u2

Organization, Business Purpose and Capitalization (Details Narrative) - USD ($)			3 Months Ended
	May 09, 2023	Sep. 30, 2021	Mar. 31, 2024	Feb. 29, 2024
Initial public offering			$ 711,000
Dealer Manager [Member] | Maximum [Member]
Payments for commissions percentage	0.25%
Selling Group Members [Member] | Maximum [Member]
Payments for commissions percentage	4.50%
Selling Group Members [Member] | Minimum [Member]
Payments for commissions percentage	0.25%
Common Class A [Member]
Offering price per share				$ 100.88
Common Class A [Member] | Follow On Offering [Member]
Initial public offering	$ 750,000,000
Common Class A [Member] | Primary Offering [Member]
Proceeds from initial public offering		$ 750,000,000
Outstanding units unsold of initial public offering			$ 514,013,330

v3.24.1.1.u2

Schedule of Carrying Value Net Assets (Details) - USD ($) $ in Thousands	Mar. 31, 2024	Dec. 31, 2023	Mar. 31, 2023
Real estate
Land	$ 38,741	$ 38,741
Building and improvements	17,939	17,939
Intangible assets	9,172	9,172
Real estate under construction	337,737	291,130
Total real estate	1,642		$ 1,494
Accumulated depreciation and amortization	(3,681)	(3,441)
Real estate, net	399,908	353,541
Cash and cash equivalents	29,205	20,125
Other assets	21,807	8,451
Total assets	450,920	382,117
Liabilities
Debt, net	86,922	19,678
Accounts payable	21,642	12,584
Accrued expenses and other liabilities	10,091	9,097
Total liabilities	129,128	57,053
Variable Interest Entity [Member]
Real estate
Land	26,059	26,059
Building and improvements	12,953	12,953
Intangible assets	6,816	6,816
Real estate under construction	337,489	290,627
Total real estate	383,317	336,455
Accumulated depreciation and amortization	(2,307)	(2,161)
Real estate, net	381,010	334,294
Cash and cash equivalents	7,880	8,204
Other assets	20,526	7,841
Total assets	409,416	350,339
Liabilities
Debt, net	86,922	19,678
Due to affiliates	6,368	7,292
Lease liabilities	24	25
Accounts payable	21,563	12,374
Accrued expenses and other liabilities	9,363	8,595
Total liabilities	$ 124,240	$ 47,964

v3.24.1.1.u2

Schedule of Restricted Cash and Cash Equivalents (Details) - USD ($) $ in Thousands		Mar. 31, 2024	Dec. 31, 2023
Accounting Policies [Abstract]
Cash and cash equivalents		$ 29,205	$ 20,125
Restricted cash	[1]	12,971	3,460
Total cash and cash equivalents and restricted cash		$ 42,176	$ 23,585
[1] Restricted cash is included within Other assets on our consolidated balance sheets.

v3.24.1.1.u2

Schedule of Components of Lease Revenues (Details) - USD ($) $ in Thousands		3 Months Ended
		Mar. 31, 2024	Mar. 31, 2023
Leases
Fixed lease revenues		$ 241	$ 266
Variable lease revenues	[1]	124	81
Lease revenues	[2],[3]	$ 365	$ 347
[1] Includes reimbursements for property taxes, insurance, and common area maintenance services. [2] Excludes lease intangible amortization of less than $0.1 million and $0.1 million for the three months ended March 31, 2024 and 2023, respectively. [3] Excludes straight-line rent of $0.1 million and less than $0.1 million for the three months ended March 31, 2024 and 2023, respectively.

v3.24.1.1.u2

Schedule of Components of Lease Revenues (Details) (Parenthetical) - USD ($) $ in Millions	3 Months Ended
	Mar. 31, 2024	Mar. 31, 2023
Lease intangible amortization	$ 0.1	$ 0.1
Maximum [Member] | Straight Line Rent [Member]
Straight line rent adjustment	$ 0.1	$ 0.1

v3.24.1.1.u2

Schedule of Non Cash Activity to Related Party (Details) - USD ($) $ in Thousands		3 Months Ended
		Mar. 31, 2024	Mar. 31, 2023
Costs and expenses related parties		$ 1,658	$ 1,457
Total capitalized costs		1,642	1,494
Manager and Affliates [Member]
Costs and expenses related parties	[1]	790	670
Management Fees [Member]
Costs and expenses related parties	[2]	687	661
Insurance [Member]
Costs and expenses related parties	[3]	161	106
Total capitalized costs	[3]	564	517
Director Compensation [Member]
Costs and expenses related parties		20	20
Development Fee And Reimbursements [Member]
Total capitalized costs		$ 1,078	$ 977
[1] Includes wage, overhead and other reimbursements to our Manager and its affiliates, including our Sponsor, which are included in General and administrative expenses on the consolidated statements of operations. [2] Included in Property expenses in our consolidated statements of operations. [3] Our insurance premiums are prepaid and are included in Other assets on the consolidated balance sheets and are amortized monthly to either Property expenses on the consolidated statements of operations or Real estate under construction on the consolidated balance sheets as further described below.

v3.24.1.1.u2

Schedule of Due to Related Party (Details) - USD ($) $ in Thousands		Mar. 31, 2024	Dec. 31, 2023
Related Party Transaction [Line Items]
Due to affiliates		$ 9,177	$ 10,370
Development Fees [Member] | Related Party [Member]
Related Party Transaction [Line Items]
Due to affiliates		5,462	6,129
Management Fees [Member] | Related Party [Member]
Related Party Transaction [Line Items]
Due to affiliates		2,052	1,365
Employee Cost Sharing And Reimbursements [Member] | Related Party [Member]
Related Party Transaction [Line Items]
Due to affiliates	[1]	1,643	2,856
Director Compensation [Member] | Related Party [Member]
Related Party Transaction [Line Items]
Due to affiliates		$ 20	$ 20
[1] Includes wage, overhead and other reimbursements to our Manager and its affiliates, including our Sponsor.

v3.24.1.1.u2

Related Party Arrangements (Details Narrative) - USD ($) $ in Thousands				3 Months Ended		12 Months Ended
	Feb. 08, 2024	Dec. 29, 2023	Apr. 25, 2023	Mar. 31, 2024	Mar. 31, 2023	Dec. 31, 2023
Related Party Transaction [Line Items]
Operating expenses				$ 4,433	$ 3,301
Asset management fee				700	700
Development costs				800	700
Due to affiliate current and noncurrent				9,177		$ 10,370
General and administrative expense				1,570	1,771
Development fee percentage			55.00%
Development budget fee percentage			4.50%
Development fees outstanding and payable				$ 400		400
Acquisition fee percentage				1.50%
Real estate insurance				$ 100	100
Insurance commission				100	100
General and Administrative Expense [Member]
Related Party Transaction [Line Items]
General and administrative expense				100	100
Development Manager [Member]
Related Party Transaction [Line Items]
Development costs				200	300
Reimbursement expense				300	400
Affiliated Entity [Member]
Related Party Transaction [Line Items]
Employee reimbursement expenditure				800		1,300
Development Fees [Member] | Related Party [Member]
Related Party Transaction [Line Items]
Due to affiliate current and noncurrent				$ 5,462		$ 6,129
Management Agreement [Member]
Related Party Transaction [Line Items]
Property management fee, percent fee				0.75%
Lacoff Holding II LLC [Member]
Related Party Transaction [Line Items]
Borrowing amount		$ 4,000
Maturity date		Apr. 01, 2024
Promissory note interest rate		5.26%
Increase decrease in accrued interest receivable net	$ 100
Manager and Affliates [Member]
Related Party Transaction [Line Items]
Operating expenses				$ 700	$ 600

v3.24.1.1.u2

Schedule of Real Estate Under Construction (Details) - USD ($) $ in Thousands		3 Months Ended	12 Months Ended
		Mar. 31, 2024	Dec. 31, 2023
Real Estate [Abstract]
Beginning balance		$ 291,130	$ 133,898
Capitalized costs	[1],[2]	46,229	155,969
Capitalized interest		973	387
Impairment charges	[3]	(595)	(4,060)
Land held for development	[4]		4,936
Ending balance		$ 337,737	$ 291,130
[1] Includes development fees and employee reimbursement expenditures See “Note 4 – Related Party Arrangements” for additional details regarding our transactions with related parties. [2] Includes direct and indirect project costs to the construction and development of real estate projects, including but not limited to loan fees, property taxes and insurance, incurred of $1.0 million and $3.4 million for the three months ended March 31, 2024 and the year ended December 31, 2023, respectively. [3] Impairment charges during three months ended March 31, 2024 and the year ended December 31, 2023 are in relation to one of our real estate assets located in Nashville, Tennessee, based on our conclusion that the estimated fair market value of the real estate asset was lower than the carrying value, and as a result, we reduced the carrying value to the estimated fair market value. [4] Includes the acquisition of land located in Sarasota, Florida during the year ended December 31, 2023.

v3.24.1.1.u2

Schedule of Real Estate Under Construction (Details) (Parenthetical) - USD ($) $ in Millions	3 Months Ended	12 Months Ended
	Mar. 31, 2024	Dec. 31, 2023
Real Estate [Abstract]
Direct and indirect project costs	$ 1.0	$ 3.4

v3.24.1.1.u2

Real Estate, Net (Details Narrative) - USD ($) $ in Millions	3 Months Ended		12 Months Ended
	Mar. 31, 2024	Mar. 31, 2023	Dec. 31, 2023
Depreciation expense	$ 0.2	$ 0.2
Real Estate [Member]
Non cash investing activity	21.9		$ 27.6
Unpaid development fees	2.2		6.1
Unpaid employee cost sharing and reimbursements	$ 0.3		$ 1.3

v3.24.1.1.u2

Schedule of Intangible Assets And Liabilities (Details) - USD ($) $ in Thousands	Mar. 31, 2024	Dec. 31, 2023
Finite-Lived Intangible Assets [Line Items]
Gross carrying amount, finite lived intangible assets	$ 9,172	$ 9,172
Total intangible assets, Gross	9,172	9,172
Total intangible assets, Accumulated amortization	(1,735)	(1,699)
Total intangible assets, Net	7,437	7,473
Accumulated amortization, finite lived intangible liabilities	804	776
Net carrying amount, finite lived intangible liabilities	(1,296)	(1,324)
Gross carrying amount, finite lived intangible liabilities	(2,100)	(2,100)
Net carrying amount, finite lived intangible liabilities	(1,296)	(1,324)
Development Rights [Member]
Finite-Lived Intangible Assets [Line Items]
Gross carrying amount, indefinite lived intangible assets	5,659	5,659
Accumulated amortization, indefinite lived intangible assets
Net carrying amount, indefinite lived intangible assets	5,659	5,659
In Place Leases [Member]
Finite-Lived Intangible Assets [Line Items]
Gross carrying amount, finite lived intangible assets	3,513	3,513
Accumulated amortization, finite lived intangible assets	(1,735)	(1,699)
Net carrying amount, finite lived intangible assets	1,778	1,814
Below Market Leases [Member]
Finite-Lived Intangible Assets [Line Items]
Gross carrying amount, finite lived intangible liabilities	(2,100)	(2,100)
Accumulated amortization, finite lived intangible liabilities	804	776
Net carrying amount, finite lived intangible liabilities	$ (1,296)	$ (1,324)

v3.24.1.1.u2

Intangible Assets and Liabilities (Details Narrative) - USD ($) $ in Millions	3 Months Ended
	Mar. 31, 2024	Mar. 31, 2023
In Place Leases [Member]
Finite-Lived Intangible Assets [Line Items]
Amortization of intangible assets	$ 0.1	$ 0.3
Below Market Leases [Member]
Finite-Lived Intangible Assets [Line Items]
Amortization of intangible assets	$ 0.1	$ 0.1

v3.24.1.1.u2

Schedule of Debt, Net (Details) - USD ($) $ in Thousands		Mar. 31, 2024	Dec. 31, 2023
Collaborative Arrangement and Arrangement Other than Collaborative [Line Items]
Total debt		$ 91,875	$ 23,076
Unamortized debt issuance costs		(3,295)	(2,239)
Unamortized debt discount		(1,658)	(1,159)
Debt, net		86,922	19,678
1991 Main Mezzanine Loan [Member]
Collaborative Arrangement and Arrangement Other than Collaborative [Line Items]
Total debt	[1]	41,833
1991 Main Construction Loan Agreement [Member]
Collaborative Arrangement and Arrangement Other than Collaborative [Line Items]
Total debt	[2]	$ 50,042	$ 23,076
[1] We are required to maintain an interest reserve and carry reserve for purposes of paying accrued but unpaid interest on the 1991 Main Mezzanine Loan and interest, principal and other obligations under the 1991 Main Construction Loan the “Reserves”). The Reserves were held back at closing and had a balance of $14.5 million as of March 31, 2024. [2] Advances under the 1991 Main Construction Loan bear interest at a per annum rate equal to the one-month term Secured Overnight Financing Rate (“SOFR”) plus 3.45%, subject to a minimum all-in per annum rate of 8.51%. To mitigate our exposure to increases to the one-month SOFR, we have entered into an interest rate cap (see Note 9 – Derivative Instruments).

v3.24.1.1.u2

Schedule of Debt Net (Details) $ in Thousands	3 Months Ended
	Mar. 31, 2024 USD ($)
1991 Main Mezzanine Loan [Member]
Collaborative Arrangement and Arrangement Other than Collaborative [Line Items]
Interest Rate	13.00%	[1]
Maturity Date	May 2027	[2]
Total Commitment	$ 56,378	[1]
1991 Main Construction Loan Agreement [Member]
Collaborative Arrangement and Arrangement Other than Collaborative [Line Items]
Interest Rate	3.45%	[3]
Maturity Date	May 2027	[2]
Total Commitment	$ 130,000	[3]
[1] We are required to maintain an interest reserve and carry reserve for purposes of paying accrued but unpaid interest on the 1991 Main Mezzanine Loan and interest, principal and other obligations under the 1991 Main Construction Loan the “Reserves”). The Reserves were held back at closing and had a balance of $14.5 million as of March 31, 2024. [2] Each of our loans contain a one-year extension option, subject to certain restrictions. [3] Advances under the 1991 Main Construction Loan bear interest at a per annum rate equal to the one-month term Secured Overnight Financing Rate (“SOFR”) plus 3.45%, subject to a minimum all-in per annum rate of 8.51%. To mitigate our exposure to increases to the one-month SOFR, we have entered into an interest rate cap (see Note 9 – Derivative Instruments).

v3.24.1.1.u2

Schedule of Debt Net (Details) (Parenthetical) $ in Millions	Mar. 31, 2024 USD ($)
1991 Main Mezzanine Loan [Member]
Debt Instrument [Line Items]
Reserves	$ 14.5
Interest rate	13.00%	[1]
1991 Main Construction Loan Agreement [Member]
Debt Instrument [Line Items]
Interest rate	3.45%	[2]
1991 Main Construction Loan Agreement [Member] | Minimum [Member]
Debt Instrument [Line Items]
Interest rate	8.51%
[1] We are required to maintain an interest reserve and carry reserve for purposes of paying accrued but unpaid interest on the 1991 Main Mezzanine Loan and interest, principal and other obligations under the 1991 Main Construction Loan the “Reserves”). The Reserves were held back at closing and had a balance of $14.5 million as of March 31, 2024. [2] Advances under the 1991 Main Construction Loan bear interest at a per annum rate equal to the one-month term Secured Overnight Financing Rate (“SOFR”) plus 3.45%, subject to a minimum all-in per annum rate of 8.51%. To mitigate our exposure to increases to the one-month SOFR, we have entered into an interest rate cap (see Note 9 – Derivative Instruments).

v3.24.1.1.u2

Schedule of Future Principal Payments (Details) - USD ($) $ in Thousands	Mar. 31, 2024	Dec. 31, 2023
Debt Disclosure [Abstract]
2024 (remainder)
2025
2026
2027	91,875
2028
Thereafter
Total	$ 91,875	$ 23,076

v3.24.1.1.u2

Debt, Net (Details Narrative) - USD ($)	3 Months Ended
	Mar. 31, 2024	Mar. 31, 2023	Jan. 31, 2024	May 12, 2023
Debt Instrument [Line Items]
Interest paid, net of capitalized interest	$ 200,000	$ 0
Amortization of deferred financing costs	400,000	0
Deferred financing costs capitalized	$ 300,000	$ 0
1991 Main Construction Loan Agreement [Member]
Debt Instrument [Line Items]
Debt instrument convenants description	The Guarantees contain financial covenants requiring that we maintain liquid assets of no less than $20.0 million and a net worth of no less than $130.0 million.
Maximum [Member] | 1991 Main Mezzanine Loan [Member]
Debt Instrument [Line Items]
Mezzanine loan			$ 56,400,000
Maximum [Member] | 1991 Main Construction Loan Agreement [Member]
Debt Instrument [Line Items]
Construction loan				$ 130,000,000.0

v3.24.1.1.u2

Schedule of Table Derivative Financial Instrument (Details) - 1991 Main Construction Loan Agreement [Member] $ in Thousands	3 Months Ended
	Mar. 31, 2024 USD ($)
Derivative Instruments, Gain (Loss) [Line Items]
Maturity date	May 2027	[1]
Interest Rate Cap [Member]
Derivative Instruments, Gain (Loss) [Line Items]
Notional amount	$ 95,494	[2]
Strike rate	5.07%
Maturity date	July 2024
Fair value	$ 66
[1] Each of our loans contain a one-year extension option, subject to certain restrictions. [2] The notional amount of the 1991 Main Interest Rate Cap increases in accordance with the schedule set forth in the interest rate cap agreement up to a maximum notional amount of $112.5 million.

v3.24.1.1.u2

Schedule of Table Derivative Financial Instrument (Details) (Parenthetical) - Interest Rate Cap [Member] - 1991 Main Construction Loan Agreement [Member] $ in Thousands	Mar. 31, 2024 USD ($)
Derivative Instruments, Gain (Loss) [Line Items]
Notional amount	$ 95,494	[1]
Maximum [Member]
Derivative Instruments, Gain (Loss) [Line Items]
Notional amount	$ 112,500
[1] The notional amount of the 1991 Main Interest Rate Cap increases in accordance with the schedule set forth in the interest rate cap agreement up to a maximum notional amount of $112.5 million.

v3.24.1.1.u2

Schedule of Table Details Effect Derivative Financial Instrument (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2024	Mar. 31, 2023
Derivative Instruments, Gain (Loss) [Line Items]
Derivative gain (loss)	$ (27)
Interest Rate Cap [Member] | 1991 Main Construction Loan Agreement [Member]
Derivative Instruments, Gain (Loss) [Line Items]
Derivative gain (loss)	$ (27)

v3.24.1.1.u2

Members’ Capital (Details Narrative) - USD ($)	3 Months Ended		12 Months Ended
	Mar. 31, 2024	Mar. 31, 2023	Dec. 31, 2023
Class of Stock [Line Items]
Subscriptions receivables	$ 700,000		$ 0
Weighted average units outstanding, basic	3,631,531	3,523,449
Weighted average units outstanding, diluted	3,631,531	3,523,449
Net loss	$ 3,981,000	$ 2,810,000
Loss per basic	$ 1.10	$ 0.80
Loss per diluted	$ 1.10	$ 0.80
Common Class A [Member]
Class of Stock [Line Items]
Common stock, shares authorized unlimited	Unlimited		Unlimited
Stock issued during period shares new issues	9,304	0
Common stock shares, issued	3,631,703		3,622,399
Common stock shares, outstanding	3,631,703		3,622,399
Weighted average units outstanding, basic	3,631,531	3,523,449
Weighted average units outstanding, diluted	3,631,531	3,523,449
Common Class B [Member]
Class of Stock [Line Items]
Common stock, shares authorized	100,000		100,000
Common stock shares, issued	100,000		100,000
Common stock shares, outstanding	100,000		100,000
Dividends rate percentage	5.00%
Class M Units [Member]
Class of Stock [Line Items]
Common stock, shares authorized	1		1
Common stock shares, issued	1		1
Common stock shares, outstanding	1		1

v3.24.1.1.u2

Commitments and Contingencies (Details Narrative) - Construction Management Agreement [Member] $ in Millions	Mar. 31, 2024 USD ($)
Collaborative Arrangement and Arrangement Other than Collaborative [Line Items]
Other commitment	$ 77.3
Accounts payable	26.4
Retainage payable	$ 12.0

v3.24.1.1.u2

Subsequent Events (Details Narrative) - USD ($) $ in Thousands		May 13, 2024	Mar. 31, 2024	Dec. 31, 2023
Subsequent Event [Line Items]
Debt carrying amount			$ 91,875	$ 23,076
1991 Main Construction Loan Agreement [Member]
Subsequent Event [Line Items]
Debt carrying amount	[1]		$ 50,042	$ 23,076
1991 Main Construction Loan Agreement [Member] | Subsequent Event [Member]
Subsequent Event [Line Items]
Debt carrying amount		$ 8,200
[1] Advances under the 1991 Main Construction Loan bear interest at a per annum rate equal to the one-month term Secured Overnight Financing Rate (“SOFR”) plus 3.45%, subject to a minimum all-in per annum rate of 8.51%. To mitigate our exposure to increases to the one-month SOFR, we have entered into an interest rate cap (see Note 9 – Derivative Instruments).

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