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A vertically integrated modular manufacturing platform designed for speed, quality, and performance.
2 x
Equity Multiple
3 Year
Projected timeline
1 %
Projected IRR
$ 9 M
Equity Raise
Invest in the Future of Multifamily Housing Delivery
LUV Holdings. LLC is not just building housing we are building the system that will redefine how multifamily housing gets delivered. As traditional construction struggles with rising costs, labor shortages, and unpredictable timelines, our factory-driven model offers a faster, more scalable, and more reliable solution.
This investment represents the launch of a vertically integrated platform designed for growth, backed by real assets, an established pipeline, and a clear path to revenue. Positioned within a massive and underserved market, LUV Modular provides investors with the opportunity to participate in a high-demand sector with a model built for speed, efficiency, and scalable return
506(C) Offering. For accredited investors only.
This material does not constitute an offer or a solicitation to purchase securities. An offer can only be made by the Private Placement Memorandum (PPM).
The PPM and its exhibits contain complete information about the Property and the investment opportunity. The information contained herein is not a substitute for an investor’s complete review of all of the information attached to the PPM as part of their own due diligence regarding this investment opportunity and its suitability for their investment portfolio.
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What We are Building
LUV Holdings, LLC is developing a 176,760-square-foot modular housing production facility designed to manufacture net-zero-ready multifamily modules year-round.
The plant is engineered to support scalable production, regional delivery, and repeatable housing output across workforce housing, market-rate apartments, LIHTC, senior living, supportive housing, and small multifamily projects.
- State-of-the-Art Modular Production Facility
- High-Throughput, Year-Round Operations
- Net-Zero Ready Multifamily Modules
- Positioned at the Center of a Massive Supply Gap
- Early Entry into a Rapidly Growing Industry Shift
What is Modular Multifamily?
Multifamily modular construction is a building method where apartment units are constructed in sections, or modules, within a controlled factory environment and then transported to the site for final assembly.
Unlike traditional construction, where everything is built on-site, this approach allows for simultaneous site work and building production, significantly improving efficiency.
The finished product meets or exceeds the same building codes as site-built construction, while delivering faster timelines, higher quality consistency, and greater cost predictability.
- Factory-Built Efficiency. No Weather Delays
- Parallel Construction Process in Factory and Onsite
- Consistent Quality & Performance
- Code-Compliant & Fully Engineered
- Scalable for Multifamily Development
Why Now?
The current housing market is defined by a persistent imbalance between supply and demand, driven by labor shortages, rising construction costs, and prolonged build timelines.
These pressures are forcing developers to seek faster, more predictable methods of delivery, accelerating the adoption of modular and industrialized construction.
At the same time, multifamily demand remains strong across both primary and secondary markets, supported by long-term demographic trends and housing shortages.
This convergence of market need and industry transition creates a timely opportunity to deploy capital into a scalable, manufacturing-driven platform positioned to deliver housing more efficiently and with greater certainty than traditional construction.
- Persistent housing shortage in the USA.
- Labor constraints limiting traditional construction
- Cost volatility increasing project risk
- Developers prioritizing speed and certainty
- Modular adoption accelerating
Our Business Model
LUV Modular operates as a high-throughput, manufacturing-driven platform designed to produce and deliver multifamily housing with speed, efficiency, and consistency.
Unlike traditional construction, which is fragmented and variable, our model is built on standardized designs, controlled factory production, and repeatable processes that drive predictable output and scalable growth.
Revenue is directly tied to production volume, while margins are enhanced through operational efficiency, bulk purchasing, and continuous throughput.
As the platform scales through increased production, additional shifts, and future facilities it creates a powerful, repeatable system capable of generating consistent revenue and long-term enterprise value.
- Revenue is directly tied to module output, creating a clear and scalable path to growth
- Streamlined designs and processes enable efficient, high-volume production across projects.
- Efficiency gains, bulk purchasing, and optimized operations drive margin expansion over time.
- Growth through increased capacity, additional shifts, and future facilities creates long-term scalability.
2 x
Equity multiple
3 yr.
Projected timeline
1 %
projected IRR
$ 9 M
Equity Raise
A Platform Built for Scale
Our Competitive Advantage
Our competitive advantage is built on a purpose-designed, high-output manufacturing platform engineered for speed, scale, and efficiency.
Our facility is optimized for continuous production and the ability to deliver large-format modules up to 20’ x 76’ which reduces on-site labor, shortens install timelines, and improves overall project economics.
By focusing on multifamily housing, each project represents a meaningful volume of modules, allowing the plant to maintain high utilization with fewer customers and greater visibility into demand.
We utilize roll-formed steel for floor and roof systems to enhance structural consistency and durability, combined with high-performance Structural Insulated Panels (SIPs) for superior strength and energy efficiency an approach that remains underutilized in the industry.
Our in-house SIP manufacturing line further improves cost control, quality, and margin capture.
By offering pre-designed plans with limited finish selections, we streamline design, procurement, and production while aligning material choices with investor outcomes.
Durable, investor-focused finishes such as LVT and carpet tiles reduce long-term maintenance and turnover costs, ultimately supporting stronger, more predictable returns for developers.
- High-Throughput, Purpose-Built Facility
- Multifamily Volume Strategy
- Built-In Demand Through Integrated Development
- Advanced Structural & Building Systems
- Vertical Integration with In-House SIP Production
- Standardization & Investor-Aligned Design
- Experienced, Execution-Focused Leadership
Why LUV Modular Works
LUV Modular combines the scalability of a manufacturing business with the demand fundamentals of multifamily housing, creating a platform designed for both growth and resilience. Unlike traditional construction models, which are fragmented and unpredictable, this system is built on repeatable processes, controlled production, and integrated demand.
The result is a business that can produce housing faster, operate with greater cost certainty, and scale efficiently across markets while maintaining strong visibility into revenue and utilization. With a purpose-built facility, built-in pipeline, and experienced leadership team, LUV Modular is positioned not just to participate in the shift toward modular construction, but to lead it.
Built-In Pipeline. Risk-Mitigated Approach.
LUV Holdings, LLC early-stage risk is reduced through a combination of a controlled project pipeline and a vertically integrated development platform.
Initial production is supported by a 24-unit mixed-use project in Luverne, MN, along with an additional 96 multifamily units, providing immediate visibility into near-term demand and supporting early plant utilization.
This built-in pipeline reduces reliance on speculative future deal flow and accelerates the path to stabilized operations. .
- Immediate Pipeline Supporting Early Utilization
- Built-In Demand Through Integrated Development
- Diversified Project Types & End Market
- In-House SIP Manufacturing
- Asset-Backed Investment Structure
Capital Stack
The project is capitalized with a balanced structure designed to optimize cost of capital while prioritizing investor protection. Approximately 75% of the total capitalization is funded through senior debt secured by the facility, equipment, and underlying assets. The remaining capital is comprised of preferred equity from investors and sponsor equity, including a land contribution.
This structure positions investor capital ahead of sponsor equity, aligns incentives across all parties, and provides a disciplined framework to support execution, capital preservation, and a defined path to returns.
- 75% Senior Debt. ---- Asset-backed financing secured by the facility, equipment, and project infrastructure.
- Preferred Equity (Investor Position). ---- Positioned senior to sponsor equity, enhancing capital protection and priority of distributions.
- Sponsor Equity Contribution (~$1.5M Land) ---- Sponsor capital at risk, aligning interests with investor performance.
- Aligned Incentives Across Capital Stack. ---- Sponsor returns are subordinate to investor obligations.
Use of Funds
Total capital of approximately $39.6M will be deployed across facility development, manufacturing equipment, and startup operations to fully fund the modular production plant through construction, ramp-up, and initial production.
The majority of capital is allocated to hard assets including the facility and production equipment providing a strong asset-backed foundation. The remaining capital supports working capital, staffing, materials, and reserves required to achieve operational stability and begin generating revenue.
- Facility Development & Construction (~$19.7M)
- Plant & Manufacturing Equipment (~$7.3M)
- Land Acquisition & Site Development (~$1.55M)
- Startup & Ramp-Up Operations (~$4.5M Labor + Materials)
- Working Capital & Reserves (~$2.4M Interest + Operating Cushion)
- Professional Fees & Development Costs (~$1.5M)
Investment Structure
The offering is structured as a Regulation D Rule 506(c) preferred equity investment, providing accredited investors with a senior position relative to sponsor equity and a defined path to capital return.
The capital stack is designed to balance leverage and investor protection, with approximately 75% senior debt secured by the facility and equipment, and preferred equity positioned ahead of sponsor capital.
This structure prioritizes investor distributions, aligns interests through sponsor participation, and supports a projected three-year investment horizon with a target equity multiple
- Reg D 506(c) Offering ---- Open to accredited investors with general solicitation and verification requirements.
- Preferred Equity Position ---- Investors are senior to sponsor equity in the capital stack, enhancing downside protection.
- Balanced Capital Stack (~75% Debt / ~25% Equity) ----Asset-backed senior financing combined with equity to optimize cost of capital.
- Target ~3-Year Investment Horizon Structured for efficient capital deployment and return within a defined timeframe.
- Target 2.0x Equity Multiple Inclusive of return of invested capital, based on current projections.
- Sponsor Alignment Sponsor equity is subordinate to investors, aligning incentives with performance outcomes.
- $9M Equity Raise. Minimum investment is $100k
Our Team
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Investor FAQ's
This offering provides accredited investors with the opportunity to participate in a vertically integrated modular housing manufacturing platform. The investment is structured as preferred equity within a capital stack designed to support efficient execution, scalable production, and a defined path to returns.
The investment is structured to target a 2.0x equity multiple (inclusive of return of invested capital) over an approximately three-year projected horizon. These returns are based on current assumptions and are not guaranteed.
Investor capital is positioned in a preferred equity structure that is senior to sponsor equity within the capital stack. The project is also supported by hard assets, including the production facility and manufacturing equipment, providing an asset-backed foundation.
The project is structured with a projected investment horizon of approximately three years, including construction, ramp-up, and initial operations, followed by a defined path to capital return through potential exit strategies.
Risk is mitigated through a combination of a controlled production environment, standardized processes, vertical integration, and a built-in pipeline of projects that supports early production demand. These factors are designed to improve execution certainty and reduce variability.
Demand is supported by strong multifamily housing fundamentals and an initial pipeline of projects, including ownership-aligned developments. This provides visibility into early production utilization while reducing reliance on speculative future demand.
This offering is available to accredited investors only, in accordance with Regulation D Rule 506(c), which requires verification of accredited investor status prior to participation.
An accredited investor generally includes individuals with a net worth exceeding $1 million (excluding their primary residence), or those who have earned income of at least $200,000 individually (or $300,000 jointly with a spouse) in each of the past two years and reasonably expect the same for the current year. Certain entities and licensed professionals may also qualify. For a complete and current definition, please refer to the SEC’s official guidelines here:
SEC Accredited Investor Definition.
The process begins by requesting access to the investor materials, followed by verification of accredited investor status as required under Rule 506(c). Once qualified, investors can review the Private Placement Memorandum and subscription documents, complete the subscription process, and fund their investment.
If you are already a verified accredited investor and have a third-party verification letter dated within the past 90 days, that documentation may be used for verification. If verification has not yet been completed, we utilize a third-party service such as VerifyInvestor.com to facilitate the process.
TAccess to the full investor materials is available upon request and completion of accredited investor verification. After verification, qualified investors will receive the complete offering package, including detailed financials, legal documentation, and next steps for participation.