01
Private Investment Opportunity  ·  Confidential

Magnolia
Bluff

265 acres. Completed private lake. 46 custom homes.
35 minutes from Houston.

$35.2M
Total Development Value
8%
Preferred Return
5yr
Investment Term
Regulation D 506(b) Accredited Investors Mission-Aligned Real Estate
Magnolia Bluff Community Land Trust  ·  Affiliate of Word of Truth Outreach Ministries, Inc. Confidential  ·  2026
02
The Problem

14 million acres.
Lost. In one century.

Black Americans owned approximately 16 million acres of land in 1910. By 2000 — through fraud, heirs' property fragmentation, discriminatory policy, and systemic exclusion — that number had fallen to fewer than 2 million acres. A loss of more than 90%.

In Houston specifically, no permanently protected Black-owned private land community exists. The fastest-growing corridor north of Houston has seen explosive luxury development. None of it was built for Black families intentionally.

"Land is the only thing in the world worth working for, worth fighting for, worth dying for — because it is the only thing that lasts."
A Black sharecropper at work in a cotton field, North Carolina, 1939 — land worked by Black families but owned by others (FSA, Library of Congress, public domain)
90%
of Black-owned farmland lost since 1910
$0
Permanently protected Black private land communities in Houston metro
The Opportunity Gap
Houston's Black professional community has the income, the capital, and the intention to build legacy wealth through land. No product has been purpose-built for them. Until now.
The Problem02 / 10
03
The Solution

A permanently protected private land community.
Built for legacy. Structured for permanence.

Magnolia Bluff combines the legal protection of a Community Land Trust with a luxury private community on 265 acres — with a completed 20-acre private lake.

Custom homes
46 Custom Homes
$689K–$1.15M across 4 phases. Systems-built quality. 2 private acres each.
Private lake
Completed Private Lake
20-acre private lake. 6 lakefront home sites. No public access. Members only.
Nature preserve
Preserve Adjacency
Borders 5,000+ acres George Mitchell Preserve — a permanent green wall.
CLT legal structure
CLT Legal Structure
Land held in trust permanently. Cannot be sold, lost, or developed away from the community.

Affiliated with Word of Truth Outreach Ministries, Inc. — a Michigan 501(c)(3) with over 50 years of operating history. The most credible institutional foundation a new CLT can have.

The Solution03 / 10
04
The Property

265 acres.
Magnolia, Texas.
35 minutes from Houston.

Total Acreage265 acres
Private Lake20 acres — complete 2026
Estate Home6,500 sq ft — 8 bedrooms
Preserve Buffer5,000+ acres George Mitchell
Road AccessFM 149 + FM 1488
Negotiated Price$12,500,000
Price per Acre$47,170 (market avg: $66,000)
Active Annual Income$312,000 — today
HGTV House Hunters Interest Owner Finance Confirmed Excavation Contract Extendable
Active Income — Before First Home Sells
$200K
Dirt Sales / Year
$112K
Lake Income / Year
$312K
Combined — day one
Private lake
The Lake Advantage
Lake completes 2026. 6 lakefront lots at $1,100,000 — released Phase 1 and 2. Never publicly advertised. Community referral only. Lakefront premium: $2,040,000 additional margin.
The Property04 / 10
05
The Development Plan

46 homes. 4 phases. One community.

Each phase builds on the last. Price appreciation is structural. The developer spec home in Phase 3 anchors Phase 4 pricing. Lakefront lots are distributed strategically to sustain scarcity.

PhaseYearHomesType Price PointGross SalesKey Community Milestone
Phase 12026–276 std + 2 lake Proof of Market $689K  /  $1,100,000 $6,334,000 Gated entrance, roads, estate home activated
Phase 22027–289 std + 2 lake Momentum $750K  /  $1,100,000 $8,950,000 Pool + pavilion complete. Equestrian + tennis open.
Phase 32028–298 std + 1 spec Spec Home $825K  /  $975K spec $6,975,000 Developer moves in lakefront. Phase 4 benchmark set.
Phase 42029–3111 std + 2 lake Full Vision $950K  /  $1,150,000 $12,750,000 967ac conservation acquired. Balloon refinanced.
TOTAL — 46 Homes $873K average $35,009,000 Development margin: $5,978,000
Phase Distribution
■ Phase 1 ■ Phase 2 ■ Phase 3 ■ Phase 4 ■ Lakefront ■ Spec Home
The Development Plan05 / 10
06
The Numbers

The land services itself.
Development funds the rest.

Development Economics
Land Acquisition$12,500,000
Down Payment at Close$4,000,000
Seller Land Contract$8,500,000 at 5%
Annual Interest Obligation$425,000 / year
Total Gross Home Sales$35,009,000
Total Development Margin$5,978,000
Margin vs. Down Payment149% coverage
Stabilized Operating Income — Year 3
Ground Lease Fees (46 families)$273,000
Estate Home — Luxury Venue$240,000
Lake Memberships + Events$112,000
Hunting + Recreation Leases$80,000
Agricultural Operator + CSA$84,600
Equestrian + Tennis Ground Rent$19,000
Carbon Credits + Conservation Grants$50,000
Total Operating Revenue$858,600
Land Contract Interest($425,000)
Net Operating Surplus$258,600
The Numbers06 / 10
07
The Investment Opportunity

Two structures. One mission.
Market-rate returns on hard assets.

Fixed income investment
Option A
Community Bond
Debt Instrument
6%
Annual Rate
5yr
Term
$25K
Minimum
$32.5K
Return on $25K
Fixed return. Principal at maturity. No equity complexity. Ideal for investors seeking predictable income from a hard asset.
Reg D 506(b)  ·  Up to 35 non-accredited investors
Equity partnership
Option B
Preferred Equity
Equity + Upside
8%
Preferred Return
5yr
Term
$100K
Minimum
30%
Profit Share Above Preferred
8% preferred from development margins. 30% participation in profits above preferred. Projected total return: 40–60% over 5 years.
Reg D 506(b)  ·  Accredited investors only  ·  PPM required

Returns secured by 265 acres of Texas real estate acquired at $47,170/acre — 29% below the Montgomery County market average of $66,000/acre. Hard asset collateral protects every investor dollar.

The Investment Opportunity07 / 10
08
The Team & Credibility

Fifty years of institutional history.
Behind every decision.

Institutional foundation
Word of Truth Outreach Ministries
Michigan 501(c)(3) established 1985. Tax-exempt since 1986. EIN 38-2592724. 50+ years of nonprofit governance and community accountability. The institutional foundation no startup CLT can replicate.
Managing Principal
Managing Principal
Professional background spanning nonprofit operations, community engagement, organizational development, and strategic planning. Established Houston civic and professional networks. Delta Sigma Theta. Deep roots in the community this project serves.
Legal and financial structure
Legal & Financial Structure
Texas real estate attorney — CLT and land contract specialist. CDFI relationship — Southern Bancorp and Hope Credit Union. Magnolia Bluff CLT formed. WOTOM affiliate agreement executed. IRS 1023 application in progress.
50+
Years Parent Org Operating
$12.5M
Negotiated Acquisition Value
$35.2M
Total Development Value
46
Homes — 4 Phases
The Team & Credibility08 / 10
09
Market Comparables & Downside Protection

Acquired 29% below market.
Protected on every side.

Price Per Acre — Market Comparables
Montgomery County average (all parcels)$66,012 / acre
Gulf Coast rural land avg (2025)$11,423 / acre
Dobbin, TX — 745-acre ranch (listed)$76,500 / acre
Magnolia unrestricted parcels (small)$161,819 / acre
Magnolia Bluff acquisition$47,170 / acre
Discount to county average−29%
Assembling 265 contiguous acres adjacent to a major preserve corridor in the fastest-growing area north of Houston at this price — today — is not possible by any other means.
Hard Asset Collateral
265 acres appraised at or above acquisition value. Texas land appreciates while investment is outstanding. Investor principal is secured by a real, tangible asset — not a business promise.
Active Income From Day One
$312,000/year in existing income services interest payments before the first home sells. No income gap. No dependency on development timing in Year 1.
CDFI + CLT Governance
Mission-aligned CDFI lender in the deal. Nonprofit CLT structure creates institutional discipline, audited financials, and IRS-required governance accountability.
Development Margin Coverage
$5,978,000 in total development margin covers the $4,000,000 down payment at 149% — development profits repay investor capital before Phase 4 closes.
Market Comparables & Protection09 / 10
10
How to Invest

Three steps.
One legacy investment.

This offering is open to a limited number of qualified investors. We are not taking applications — we are having conversations.

Initial conversation
I
Express Interest
Contact the managing principal directly. A 20-minute call to review the opportunity, ask questions, and determine fit. No commitment required.
Review documents
II
Review the Documents
Receive the Private Placement Memorandum, subscription agreement, and full financial model. Your attorney reviews. Your questions get answered.
Commit and invest
III
Commit & Fund
Sign subscription agreement. Wire to escrow. Receive your confirmation, annual reporting schedule, and welcome to Magnolia Bluff.
Investment Timeline
LOI Signing: Q2 2026   ·   Close: Q3 2026   ·   Phase 1 Homes: Q4 2026

This is a Regulation D Rule 506(b) private offering. This document is for informational purposes only and does not constitute an offer to sell or solicitation of an offer to buy any securities. All investments carry risk.

Magnolia Bluff Community Land Trust  ·  Confidential  ·  2026 magnoliabluff.org