Valtora US Income I
Section 8 Real Estate Portfolio · Ohio, United States · EVERCREST OHIO LLC
Housing Authority-Supported Rent Structure. Ohio Market.
The U.S. Housing Choice Voucher Program (Section 8, HCV) can provide a more structured rental income profile because a portion of the rent may be paid by the local Housing Authority under a valid HAP contract. Eligible tenants pay a portion of their rent directly; the remainder is paid by the Housing Authority directly to the landlord — subject to program compliance, valid HAP contract, and ongoing inspections. This does not eliminate risk. Payments depend on tenant eligibility, property approval, inspection standards, rent reasonableness, local Housing Authority processes, and continued compliance with program rules.
Ohio is among the most active Section 8 markets in the United States. The state has a well-established HCV infrastructure, strong housing authority demand, and a deep inventory of single-family homes that qualify for the program. Acquisition prices in Ohio's secondary markets remain significantly below the national average, while Section 8 payment standards (SAFMR-based) have remained stable or increased year-over-year.
- Portion of monthly rent may be paid by Housing Authority under valid HAP contract
- Ohio secondary markets: lower acquisition cost vs national average
- SAFMR-based payment standards: stable and rising trend
- Established HCA infrastructure with active voucher demand
Valtora's Approach to Section 8
For Valtora, Section 8 is not sold as a guarantee. It is used as a disciplined real estate strategy with documented underwriting, property-level reporting, and operational controls. Each property must pass rent reasonableness review, HQS pre-inspection, and Housing Authority demand confirmation before acquisition. The strategy is based on documented process — not on assumptions of guaranteed government payment.
Single-Family Homes in Ohio — Section 8 Qualified
EVERCREST OHIO LLC acquires single-family residential properties in Ohio markets where Section 8 demand is confirmed by the local Housing Authority. Each property is selected based on a structured underwriting checklist before acquisition — including SpotCrime safety screening, HQS pre-inspection compliance review, rent reasonableness verification, and at least three unsubsidized comparable rents.
The target is a portfolio of individual properties managed under a single Ohio LLC, with rental income collected on a monthly basis. Properties are selected for cash-on-cash return potential, not for appreciation. The investment thesis is cash flow, stability, and a structured 36-month hold — not speculative price appreciation.
EVERCREST OHIO LLC — Incorporated 15 May 2026. Ohio Secretary of State. Document ID: 202613500100.
qualification
How the Money Flows
EVERCREST OHIO LLC acquires Ohio Section 8 properties using its own capital and fully owns the real estate. Investor capital is provided as a secured intercompany loan — backed by the property value as collateral.
Underwriting Assumptions & Financial Model
These are target metrics based on the Ohio Section 8 market and our acquisition criteria. Actual results depend on property performance, occupancy, and market conditions.
| Gross Rent / Month | USD TBD per property |
| Vacancy Allowance | 6% |
| Property Management | 10% of gross rent |
| Maintenance Reserve | 8% of gross rent |
| CapEx Reserve | USD 100 / month |
| LTV (if financed) | 75% max |
| Target DSCR | ≥ 1.25 |
| Cap Rate Target | 8–10% |
| Cash-on-Cash Return | 8–12% p.a. (est.) |
| Hold Period | 36 months |
| Exit Strategy | Portfolio sale or refinance |
These are target metrics. Actual returns depend on property performance, occupancy, and market conditions. This is not a guarantee of return.
Key Risks to Consider
All investments carry risk. The following are the primary risk factors specific to this offering. Review the full Risk Disclosure and Investment Memo before investing.
From Capital Raise to Exit
Access the Full Data Room
Qualified investors can access the complete investment documentation including the Investment Memo, LLC formation documents, financial model, property criteria, and legal structure.