Fund Performance


Fund Terms Of Offering

Fund  Type

506(C) Regulation D

Fund Target Launch Date

15th December 2022

Total Raise Amount


Minimum Investment


Investor Requirements

Must be an “Accredited Investor”.

For more information on this, please see the link

Projected Term

5 Years (With Extensions).

Our goal is to sell the assets by end of 2027

Investor Returns

Investor Preferred Return

6% to 9% +

(Annual Payment To Investors)

* The preferred return & split are dependent upon the investment amount.

Projected Investor IRR


(Average Annual Returns Including Exits)

Projected Investor Equity Multiple

2.00-2.50x +

(Example: A $100,000 investment would return approximately $200,000 to $250,000 within 5 years).


(Not available to investors doing business out of the state of New York due to their lending laws).

This is neither an offer to sell nor a solicitation of an offer to buy any securities. An offer to sell securities may be made only by the offeror’s securities offering memorandum, or collectively, a Private Placement Memorandum (“PPM”). You should not rely on any information other than the information in the PPM in purchasing any securities. The specific terms of any proposed investment in the Fund would be set forth in the Subscription Agreement to be entered between the Fund and each investor.

The information contained herein speaks only as of the date hereof and the information may change after such date. Such information also includes “forward-looking statements” within the meaning of the federal securities laws and must be qualified by the numerous cautionary statements listed under “Certain Risk Factors” within a PPM, including specific factors which could cause such forward-looking statements to be incorrect. Many of those factors could cause an investor in the Fund to lose its entire investment. You should rely on your own investigation and the terms of the PPM before making any decision to purchase any securities. The information contained herein is not legal, tax, business, or financial advice. You should consult your legal, tax, business, or financial advisor with respect to your circumstances.

The Net Internal Rate of Return (“IRR”) and Net Equity Multiple returns do not represent the actual results. All IRR values included in this presentation represent annualized returns. An IRR calculation takes into account the length of the time from the initial investment to ultimate realization and, for a given dollar amount realized, the IRR will generally decrease as the investment holding period increases.

The IRR calculations included herein are intended to approximate the “internal rate of return to the investor” as if: (1) the individual properties had been purchased and owned by the Fund, and (2) cash distributions of operating cash flow, refinance and sales proceeds were made (as an estimate) to the investors pursuant to the Fund cash distribution provisions.

Investment Strategy

Patriot Fund IV LLC will acquire existing self-storage facilities, mobile home parks, or industrial facilities and install capital improvements, optimize management, and stabilize the assets. The fund may acquire self-storage, mobile home park, or industrial assets with room for expansion or land / permitted land and develop state-of-the-art self-storage, small bay industrial, or industrial facilities in high-demand locations with excellent demographics, and reasonable competition.

- This investment Fund will buy 15 to 20 properties.

- The assets are expected to cost $80M to $100M & investors would have a share of the assets.

- This provides a diversified income stream for investors.

Assets Under Management & track record

$350 Million +

Assets Under Management


Average Investor IRR


SQFT of Commercial Real Estate


Own a tangible, cash-flow generating asset in an inflationary, monetary environment. Best-in-class operators with decades of experience and an investor-first approach to real estate. Distribution pay outs are expected to begin 24 to 36 months after initial investment.

Investors Paid First

Investors receive a Preferred Return and capital is paid back to investors first, additional profits are split (LPs) / (Sponsor) up to an IRR hurdle, over the IRR hurdle cash flows are split 50-50 between A-class (LPs) and B-class (Sponsors).

High Margin Business

Development or expansion costs from $65-$68+ / sqft, with stabilized asset values at $135 to $200+ / sqft.

High margin and very low maintenance costs post development.

Strong Projected Returns

The project has strong projected IRR and Equity Multiple.

With ongoing cash flows & profits after return of investor capital.

Partner With The Experts

Patriot Holdings is a Top 10 Self Storage Owner in New England, with 1,500,000 square feet of storage space. We have the in-house expertise to deliver on this project.

Large Tax Savings

Investors receive 100% of the asset’s accelerated depreciation in year 1.

Inflation & Recession Resistant Assets

Own a recession-resistant commercial real estate asset.

Case Studies

Fund IV Self Storage Expansion

Adding 30,000 SQFT to an existing property

Patriot acquires assets with expansion land, that way the additional land is "free" and allows us to use the cash flow from the existing property to finance the expansion. Adding 30,000 sqft at $60 / sqft construction cost results in approx. $360,000 extra rental income annually and this results in a $4.2 MM increase in value (6% Cap Rate).

$0 (Included with Asset)

Land Cost



Cost To Build



Total Project Cost



Stabilization Value

Buy Existing Asset With Land

Lease New Units At Higher Rates

Ensure Correct Zoning

Maximize Project IRR

Use Existing Asset Cash Flow

Rents up

Absorption Record



Higher Exit Cap Rates

Avg. Sale Price

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Patriot has a vertically integrated in-house team to manage every aspect of the asset lifecycle. Our team includes acquisitions, underwriters & zoning specialists to select the best potential sites for purchase. Our in-house engineering, construction, development, and project management teams accurately estimate costs and deliver great quality properties under budget and on time.

Patriot also operates a specialist management office to handle customer service, leasing, unit turnaround, and every aspect of operating our properties. Managing end-to-end operations in house let's us drive operating margins and higher returns for investors.


Market Research



Fund Administration






Shayne Stokes
General Partner & CIO
Jeremiah Boucher
Founder & CEO
Tim Wilkins
Owner & COO
Christopher Warfield
General Partner & CFO


Patriot is hands on with every aspect of the asset, with dedicated in-house teams for management, engineering and construction, generating higher returns for investors by leveraging our deep expertise of self storage.

Centralized Management Office

Marketing & Customer Service Hub

Deep Local Knowledge & Relationships

Priority Deal Sourcing & Access

Exceptional Marketing, Trusted Brand

Strong Consumer Trust, Superior ROI

In-House Management Team

Cost Control & Operational Efficiencies

Own Construction & Engineering Teams

Economies of Scale & Lower Build Costs

Asset Value Maximization

Markets Selected for Optimal Lease Up

Frequently Asked Questions

What is the process to invest with Patriot?
  • Please start by completing the Investor Enquiry Form (Click here). You can also schedule a call with Patriot's Head of Fundraising, CJ Hildreth here.
  • Once you’ve been given access to our portal, you will be required to verify your Accredited Investor status. Once your qualification status has been confirmed, you will be given access to the Offering Package that will include the Private Placement Memorandum (PPM) and supporting documents which may include, but not be limited to an Operating Agreement (OA) and Executive Summary.
  • Sign the Subscription Agreement.
  • Receive funding instructions and fund your investment through wire, ACH, or check.
  • Once Patriot Holdings receives your funds, you will be given an Ownership Certificate evidencing your ownership of the securities subscribed to.
  • Patriot will allocate the funds to the applicable commercial real estate project.
  • If a Preferred Return is offered in offered in the investments, your Preferred Return will begin accruing and payment will be distributed pursuant to the terms of the PPM and the OA.
  • You will receive investment updates for your investment periodically (depending on the fund this is usually quarterly), and paid distributions pursuant to the terms of the PPM and the OA.
  • You will receive any major announcements via email as they arise.
What is the fund's duration

An investment in Patriot Holdings should be considered long-term. Investors should expect to commit their investment for a minimum of five (5) years and up to ten (10) years.

What type of funds can I use to invest?

You can invest with cash or funds held through trusts, LLCs, LPs or corporations. In addition, you can invest through self-directed IRAs, self-directed eQRPs (Enhanced Qualified Retirement Plan aka Self-Directed Solo 401k Plan).

How are Patriot Holding’s investments structured?

Our investments are typically structured through an LLC created specifically for the Fund. As an investor, you will own a membership interest in the LLC. Through this structure, investors have direct ownership in the individual investments or assets in the Fund.

What am I investing in?

You are investing in the commercial real estate assets offered in the fund. You can invest personally or with funds held through trusts, LLCs, LPs or corporations. In addition, you can invest through self-directed IRAs, self-directed eQRPs (Enhanced Qualified Retirement Plan aka Self-Directed Solo 401k Plan).

6% to 9% +

Investor Preferred Return


Projected Investor IRR

2.00-2.50x +

Projected Investor Equity Multiple

Talk To Us About Investing In Commercial Real Estate