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Hi everyone,
Frank here with your latest 890 Capital update — thanks, as always, for tuning in. Below, I’ll walk you through how the fund is performing, what we’re seeing in the real estate market (both locally and nationally), and what’s new behind the scenes at 890.
Happy Easter to all who celebrate 🐣
Steady Performance in a Shaky Economy
It’s been a wild few weeks economically, with market volatility and new tariff headlines making waves. These moments are exactly why we created 890 Capital — to offer a reliable path to steady, above-market returns backed by real estate.
If you’re looking for a way to grow your portfolio with consistent income and less volatility than stocks and more upside than CDs, let’s talk.
Fund Snapshot (as of early April 2025):
Capital Raised: $7M+
Loans Funded to Date: 41
Loans Paid Off: 15
% of Capital Currently Deployed or Earmarked: 100%
All borrowers are current on payments
Investors are earning 10%+ APY, paid monthly by the 5th
How We Lend: Disciplined, Local, First-Position
We continue to lend primarily across Charleston, Berkeley, and Dorchester counties—in towns like Summerville, North Charleston, Moncks Corner, Johns Island, Goose Creek, and others.
Our edge? We know this market inside and out, and we underwrite every deal with precision.
Average Loan Size: $269,000
Average Loan-to-Value (LTV): 68%
Loan Security: 100% First-Position Mortgages
We’ve also partnered with new capital providers to ensure we can keep meeting borrower demand without compromising our standards.
Recent Activity
We’ve been busy locally—meeting with both investors and borrowers—and will be launching a small roadshow later this year to connect with investors around the country.
We’re also proud to be attending the South Carolina Medical Association Annual Meeting later this month. Our goal is to provide physicians across the state with a hands-off, high-performing investment option backed by real estate.
Charleston Market Overview
*YoY Numbers
Charleston County:
Median price up 13.6% YoY to $727,500
Inventory up 41.8%
Days on Market: 48
Berkeley County:
Median price up 5.9% to $413,400
Inventory up 12.5%, DOM: 48
Dorchester County:
Median price flat (+0.3%) at $387,755
Sales volume down, but pricing power remains
Inventory up 23.9%, DOM: 46
We’re often asked: “Is there still a market for fix-and-flips in Charleston?”
The answer: Absolutely. Our network of experienced borrowers continues to find value in overlooked properties, even as the broader market shifts. Demand for renovated homes is still strong.
National Fix-and-Flip Update – Q1 2025
8.7% of U.S. home sales were flips in Q1 (up from 7.7% last quarter)
Avg Gross Profit: $72,375
Avg ROI: 30.2%
Investors nationwide are adjusting by focusing on cosmetic rehabs and targeting homes in low-inventory markets with buyer demand. The Southeast is leading the charge, with cities like Warner Robins, Macon, Fayetteville, and Atlanta seeing the highest flip activity.
While some Western markets (e.g., Austin, San Antonio) face tighter margins, the Southeast continues to be the most reliable region for fix-and-flip investing.
Looking Ahead
We’re excited to keep growing—welcoming new investors, deploying capital into great deals, and exploring partnerships with institutional funders.
Want to Help Us Grow?
If you know someone who should be earning passive income through 890 Capital — a doctor, business owner, or friend in another profession looking for real returns — we’d love an intro. Just forward this email or have them contact us at hello@890capital.com.
Thank you, as always, for your trust and support. We’re grateful to have you as part of the 890 Capital community. If you ever want to connect 1-on-1, I’m just a reply away.
See you at the top,
Frank Conway
CEO & General Partner
890 Capital
www.890capital.com
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