Peony Row Capital Investments
We acquire undervalued rural acreage in Central Utah, split it into 5-acre agricultural lots, and sell at retail to buyers seeking recreational, retirement, or homestead property. Seller financing turns each sale into long-term note income.
3–6x
Typical Spread
0%
Default Rate
4
Revenue Streams
Revenue
Four distinct revenue streams, each reinforcing the others.
Strategy
Why 5-acre agricultural splits are the structural edge in rural Utah land.
No subdivision process. 5-acre minimum for agricultural split — no formal subdivision required in most Utah counties.
No county approval. Record a plat map and the split is done. No hearings, no engineering, no impact studies.
Buyer handles infrastructure. Well, power, and septic are the buyer’s responsibility — minimal improvement cost to the operator.
Low carrying costs. Raw land with no structures means no property management overhead and minimal holding expense.
Note Structure
Every financed sale creates a performing note. The portfolio compounds with each project.
| Term | Detail |
|---|---|
| Down Payment | ~20% (typically covers cost basis per lot) |
| Interest Rate | 8–9% |
| Term | 10–15 year amortization or interest-only with balloon |
| Credit Check | None required |
| Security | First-position trustee note on the land |
| Default Rate | 0% across all notes to date |
| Prepayment | Allowed, no penalty |
Asymmetric Upside
The hidden asset layer on top of every land deal in Central Utah.
Closed Basin Scarcity
Many Central Utah water basins are closed — no new rights will ever be issued. Supply is permanently fixed.
Independent Appreciation
Water rights appreciate on their own trajectory, independent of the underlying land value.
Current Market Value
Water rights in Central Utah trade at $25,000–$40,000 per acre-foot — a matter of public record.
Multiple Exit Paths
Water can be sold separately, leased to agricultural users, or held as a long-term appreciating asset.
Structural scarcity drives long-term value. Water rights attached to our acquisitions represent asymmetric upside that compounds over the hold period \u2014 an asset that costs nothing extra at acquisition but appreciates independently.
Track Record
Proven execution across multiple projects in Central Utah.
4
Completed Projects
1,070+
Acres Acquired
0%
Note Default Rate
100%
Lots Sold or Under Contract
Disclosures
Counties could adopt stricter subdivision or agricultural-split regulations, requiring formal approval processes or limiting the number of allowable splits per parcel.
Rural land values are subject to market fluctuations. A regional economic downturn or rising interest rates could reduce buyer demand and sale prices.
Lots may take longer to sell than projected, extending the holding period and increasing carrying costs on investor capital.
The business relies on the operating team’s local relationships, market knowledge, and execution. Loss of a key operator would significantly impact operations.
Access to water shares and well-drilling viability varies by county and can be unpredictable. Water issues can delay or prevent lot sales.
Seller-financed notes carry default risk, though historical default rate is 0%. First-position liens on the land provide security in the event of non-payment.
Deal Structure
Our deals are structured to protect investor capital first, deliver returns quickly, and offer long-term upside that most land investments don't.
Investors earn a 12% annualized preferred return from day one — accruing monthly, paid before any profit distribution. This rate exceeds most private lending, REITs, and fixed-income alternatives, reflecting the short deployment period and hard asset backing.
100% of your invested capital is returned before any profit sharing begins. The operating model targets full capital payback within 12 months through initial lot sales. Your capital is in a first-priority position, secured by a deed of trust on the property.
After capital and preferred return are fully repaid, investors receive a share of remaining lot sale profits. The operating team — who sourced the deal, negotiated the contract, built the infrastructure, and manages every sale — retains the majority of upside earned through their execution. Terms are deal-specific and outlined in each project’s operating agreement.
This is what makes our deals different. Investors receive a carried interest in the property’s water rights — a permanently scarce asset in a closed basin worth multiples of the land value. As water rights appreciate or are monetized over the coming years, you participate at no additional cost. The land deal alone delivers strong returns. The water carry is generational upside on top.
12%
Preferred Return
1st
Capital Priority
12 mo
Target Payback
Included
Water Carry
First-position deed of trust — recorded against the property — if anything goes wrong, you have a direct claim on the land
Hard asset collateral — the property is worth more than the purchase price on day one, based on current market comps
Rapid basis recovery — the operator’s model targets full capital return within 12 months through initial lot sales
Operator co-investment — the operator has significant capital and personal guarantees in every deal — aligned incentives
Project-specific deployment — your capital goes to one identified property — not a blind pool
Monthly reporting — lot sale updates, capital account statements, and water rights progress every month
Most land investments lock up your capital for years. Ours target full payback within 12 months. A 12% preferred return on secured capital is already a strong outcome for passive deployment. Add profit participation and a free carry on water rights worth multiples of the investment, and you have a structure where writing a check produces outsized returns backed by hard assets. The operating team earns their share by doing all the work — sourcing, negotiating, building, selling, and servicing every note.
Disclaimer: This page is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any security. Specific deal terms, including preferred returns and profit splits, are subject to negotiation and documented in the operating agreement for each project. Any investment involves risk, including the possible loss of principal. Past performance does not guarantee future results. Consult your own legal, tax, and financial advisors before making any investment decision.
Sign in to access project details, financial documentation, and connect directly with the operating team.
Sign In