Welcome to Amethyst Projects
We acquire value-add multifamily properties across the Western U.S. and Texas. You're getting direct access to our deal pipeline, powered by proprietary AI underwriting, before offerings go live. Institutional-grade analysis with individual-investor access: you can verify what we say, not just take our word for it.
Full Deal Transparency
Every deal is scored, underwritten, and presented with real financials. No black boxes.
Priority Placement
Soft commit early and you're first in line when an offering opens. Early backers get priority.
8% Preferred Return
LP investors receive an 8% preferred return with a 70/30 profit split above the pref.
Tax-Advantaged
Cost segregation delivers accelerated depreciation. 1031 TIC structures available for exchanges.
Why Amethyst
We hold the ground most sponsors can't: institutional-grade analysis and transparency, with individual-investor access. We lower the barrier to access. We never lower the standard.
Know an accredited investor who'd be a fit? Introduce us. Warm introductions are our highest-trust source of capital.
Understanding the 1031 Exchange
A Section 1031 like-kind exchange lets real estate owners defer capital gains tax by reinvesting sale proceeds into another like-kind property within the IRS timelines (45 days to identify, 180 days to close). A standard limited-partner interest is a partnership interest and does not qualify, so we structure deals so that 1031 co-owners take direct title through a Tenant-in-Common (TIC) structure. That satisfies the like-kind requirement while you receive the same economics as any other investor.
Tax treatment is deferred, not eliminated, and depends on your individual circumstances. This is educational only and not tax advice; consult your own tax advisor.
Expand Market Deep Dive ↓
Investor Accreditation
Under SEC Rule 506(c), we're required to take reasonable steps to verify accredited investor status. Thanks to updated SEC guidance (March 2025), investors committing $200K or more can now self-certify with a simple written attestation. No tax returns, no document uploads, no waiting. For investments under $200K, we use InvestReady for fast, secure third-party verification at no cost to you.
Self-certify in seconds. Sign a brief attestation confirming your accredited status and that the investment is not third-party financed. Done.
Quick verification through InvestReady. Upload docs or authorize an IRS transcript pull. We cover the full cost.
Deal Team
The people who source, underwrite, finance, and steward every Amethyst acquisition. Prism surfaces the candidates; this team makes the judgment calls software cannot.
Our Target Sub Markets
We invest across a 12-state Western U.S. and Texas footprint: Arizona, California, Colorado, Idaho, Montana, Nevada, New Mexico, Oregon, Texas, Utah, Washington, and Wyoming. We target secondary metros where population growth, limited new supply, and reduced institutional competition create favorable conditions for value-add acquisitions. Every market we enter is selected based on our Multifamily Value-Add Investment Strategy 2026.
The Western U.S. and Texas are gaining residents faster than the national average, led by states like Texas, Arizona, and Nevada. Job growth, in-migration, and business-friendly climates drive sustained rental demand.
Secondary markets can offer higher going-in cap rates than coastal gateway markets, providing stronger day-one cash flow. Actual cap rates vary by submarket and are sourced from institutional completed-transactions data.
High interest rates and tighter financing have sharply curtailed new development starts. Once the current wave of deliveries absorbs by 2025, the supply pipeline slows dramatically, tightening vacancy and driving rent growth.
Large institutions paused acquisitions in 2023-2024 amid higher debt costs. This gap lets nimble private buyers like Amethyst acquire assets at attractive entry yields without bidding wars.
Where We're Focused
Target Asset Profile
For the full thesis, read our Multifamily Value-Add Investment Strategy 2026.