The 70 percent of ARV rule, calibrated rehab tiers, how the private lien works, what happens on a budget overrun, and how to get started.
Naqua Capital is a Miami-headquartered real estate investment firm with an active fix-and-flip pipeline across Hampton Roads, Virginia. We source off-market single-family properties in Norfolk, Chesapeake, Portsmouth, Virginia Beach, Hampton, Newport News, and Suffolk, run them through a calibrated underwriting model, execute the renovation, and exit to retail buyers. We target a 15 to 20 percent IRR for accredited investors with a $100,000 minimum.
Hampton Roads offers renovation spreads that Miami no longer provides at scale. Median home prices remain well below the national average, while a 1.8 million population anchored by Naval Station Norfolk provides stable buyer demand. We have analyzed 411 deals across the seven Hampton Roads cities, have 10 live offers out, and hold three properties closed or under contract. Miami remains our headquarters and a secondary market for select multifamily and ADU activity.
Maximum allowable offer equals 70 percent of after-repair value minus rehab cost. The 30 percent buffer absorbs holding costs, financing, selling costs, and target profit. Every deal we underwrite runs through this ceiling. If the numbers do not pencil at 70 percent of ARV, we walk.
We use per-square-foot tiers calibrated on our own Hampton Roads pipeline: light rehab at $18 per sq ft, medium at $29, heavy at $45. Tier assignment comes from the listing description, photos, and inspection. We do not guess. A 1,200 sq ft house at medium tier prices to roughly $35,000 of rehab, not a round number.
Minimum investment is $100,000. Both capital structures, private lending (secured note) and JV equity partnership, are available to accredited investors as defined under SEC Rule 501 of Regulation D. Naqua Capital makes no investment offerings to non-accredited investors.
When you invest as a private lender, your principal is secured by a recorded first-position mortgage on the subject property. The loan-to-ARV is capped at 70 percent, which means even at exit pricing well below pro forma, the property value covers your principal first. The term is fixed with a stated maturity date, and interest is paid monthly or accrued to maturity depending on the deal structure.
Budget overrun risk is real. We model it three ways: a 10 percent contingency baked into every rehab estimate, calibrated tier pricing that already reflects historical variance, and a backup exit to landlord or wholesale if retail timing slips. Investors get monthly status with photos showing burn against scope. If a deal underperforms, you see the variance before the close.
Yes. All Naqua Capital offerings are private placements for accredited investors only. Accreditation generally requires a net worth exceeding $1M (excluding primary residence) or annual income exceeding $200K ($300K jointly) in each of the past two years. Contact info@naquacapital.com to verify eligibility.
Contact Naqua Capital at info@naquacapital.com or call 786-340-7978. You can also submit an inquiry at naquacapital.com/contact. The first conversation covers your accreditation status, capital range, deployment timeline, and available deal opportunities. The minimum investment is $100,000.