Attention Accredited Investors
15.9% IRR IN ONE OF PHILADELPHIA'S HOTTEST NEIGHBORHOODS
Black Wolf Capital is offering a $900,000 private debt investment secured by a first-position lien on a Fairmount multifamily property. 12-month term. Quarterly payments. Capital returned from construction loan proceeds, not a sale.
The Problem
YOUR CAPITAL DESERVES BETTER THAN 5% IN A MONEY MARKET
If you are an accredited investor with capital sitting in a brokerage account, a money market fund, or a CD, you already know the frustration: yields that barely keep pace with inflation, no real asset backing your position, and a market that can erase months of gains in a single afternoon.
The stock market can yield 8 to 10% in a good year, but that return comes with volatility you cannot control. Treasuries are stuck at roughly 5%, offering safety but no meaningful growth. Neither option gives you a hard asset securing your capital or a defined timeline for getting your money back.
What sophisticated investors want is simple: a predictable return, a real asset securing their capital, and a defined timeline. They want the economics of real estate without the operational burden.
This offering delivers up to a 15.9% IRR on a multifamily property in one of Philadelphia's best neighborhoods. The exit strategy has already been approved by the bank. Lenders will be paid back as construction funds are released, not from a sale, a refinance, or a lease-up event.
Deal Snapshot
THE DEAL AT A GLANCE
Black Wolf Capital is raising $900,000 in private debt to support the acquisition of 1531 Green Street, a 9-unit multifamily property in Fairmount, Philadelphia. The investment is structured as a secured loan with a 14% annual interest rate, paid quarterly, and a 12-month term. Repayment is supported by a construction loan in place at closing, providing a defined and near-term path to return of capital that does not depend on a sale or lease-up event.
View Full Deal DetailsKEY DEAL METRICS
The Opportunity
WHY THIS MARKET. WHY THIS ASSET. WHY NOW.
Fairmount is one of Philadelphia's most supply-constrained neighborhoods. Bordered by the Art Museum, the Parkway, and the Eastern State Penitentiary historic district, there is virtually no land available for new multifamily development. Demand from young professionals, medical workers, and Center City employees continues to outpace supply.
1531 Green Street is a double-wide brownstone with 9 units across three floors. Black Wolf Capital has been tracking this property and has completed 12 site visits with architects and structural engineers before going under contract. The renovation plan mirrors the adjacent 1907 Green Street project, with the same architect, the same structural engineer, the same subcontractors, which reduces execution risk and compresses the construction timeline.
Philadelphia rents grew 3.1% year-over-year as of early 2026 (Zillow), with a typical rent of $1,859/month citywide. Fairmount commands a significant premium to that average, with comparable renovated units in the neighborhood leasing at $2,995–$5,995/month depending on unit size. The projected gross scheduled rental income at stabilization is $435,288 per year, supporting a $5.65M as-stabilized value.
The private loan is not dependent on any of that playing out. Capital is expected to be returned from construction loan proceeds, specifically from AIA draw disbursements, providing a repayment mechanism that is independent of lease-up, market conditions, or a sale event. The construction loan is in place at closing.
Investment Thesis
WHY THIS DEAL WORKS
Collateral-Backed Capital Protection
Your investment is secured by a first-position lien on 1531 Green Street, a Collateral Pledge Agreement on the LLC equity, and a personal guaranty from Damon Mascieri and RPH. At ~70% LTV, there is meaningful equity cushion beneath your position.
Defined Repayment Path, Independent of Exit
Repayment of principal and accrued interest is pre-identified and supported by a construction loan in place at closing. Capital is expected to return from AIA draw proceeds, not from a sale, refinance, or lease-up event.
Short Duration with Predictable Income
The 12-month term provides a clear timeline. Interest is paid quarterly at 14% per annum, generating consistent current income throughout the loan. A 12-month extension is available at an additional 0.5% fee if needed.
Fairmount: Philadelphia's Most Resilient Submarket
Fairmount commands premium rents, low vacancy, and strong demand from young professionals. Philadelphia rents grew 3.1% year-over-year (Zillow, 2026), and Fairmount consistently outperforms the city average due to its walkability, proximity to Center City, and limited new supply.
Professional References
WHAT LENDING PARTNERS SAY
Investor references are available upon request and provided during the investor call. The following are unsolicited statements from institutional lending partners.
"Every project undertaken with ESSA Bank & Trust was completed on time, within budget, and with payments made as agreed. His consistent approach to financial management and project execution has reinforced his reputation as a trustworthy and capable borrower. I strongly recommend him as a borrower to any investor seeking a responsible and proven financial partner."
"Damon has been a friend and customer for more than 15 years. He is of excellent character and a performer. I know his portfolio of properties and Damon has done an excellent job with his operating the subject properties. His firm directly completes the improvements and they own and manage for their portfolio."
Limited Capacity
THIS RAISE HAS LIMITED CAPACITY
The total raise is $900,000. This is a single-tranche offering. Once the position is filled, no additional capital will be accepted. Investors who move first have the most time to review documentation at their own pace.
Contact Damon Mascieri directly to discuss the opportunity and receive the full investment memo.