Property for Equity · For property owners
Don't sell low.
Turn your property into equity.
A property sitting on the market quietly drains you every month — taxes, insurance, maintenance, utilities, often a mortgage. Property for Equity turns that stuck property into your stake in a finished development: you contribute the property, River Business Corp funds, permits, builds and sells it, and you share in the developed value — not just today's as-is price.
The opportunity
Your property is worth more built than listed.
An as-is sale captures yesterday's value — and you give up commission, closing costs, and months of carrying costs while you wait for a buyer. By contributing instead of selling, you step past the sale and into the finished project's economics: your capital returned, a preferred-return floor, and a share of the profit. In favorable scenarios that can mean meaningfully more than a discounted sale — and in some structures your capital can begin returning before a traditional listing would even have closed. (Projected outcomes; not guaranteed — see disclosures below.)
The concept: your property becomes your equity. The more it's worth relative to the total project cost, the bigger your share — often 10% to 50%+. You get your capital back and a preferred-return floor before the developer earns a cent; the developer funds the rest, carries the risk, and is paid last.
The cost of waiting
A stuck property bleeds money every month.
Every month a property sits unsold, the bills keep coming — and the longer it lingers, the more the price tends to drift down. Those are real dollars leaving your pocket before you ever see a closing.
Property taxes
Due every year whether the property earns a dollar or not.
Insurance
Florida premiums on a vacant or unimproved property keep climbing.
Maintenance & utilities
Upkeep, lawn, security, water and power don't pause for the market.
Mortgage & interest
If there's a loan, principal and interest accrue while it sits.
Price erosion
Listings that linger get cut. Time on market usually means a lower number.
Opportunity cost
Capital frozen in an idle asset is capital not working for you.
HOA / CDD & fees
Association and district assessments continue regardless of use.
The headache
Showings, brokers, repairs, code letters — the work and the worry are yours.
As-is sale vs. participating in the developed value
Illustrative concept only — not a projection of your property. Actual outcomes depend on the specific deal, market and execution, and come from a deterministic analysis of your parcel.
Three doors
You have three options. One captures the upside.
Sell as-is
Take today's price, minus commission and closing costs, minus the months of carrying costs you paid while waiting. Simple — but you cash out at the bottom of the value chain.
Keep holding
Wait for a better number while the taxes, insurance, maintenance and interest keep compounding. Every month of waiting is a month of cost with no guarantee of a higher sale.
Contribute as equity
Put the property into a project-specific JV. We fund, permit, build and sell it; you stop carrying the costs and you share in the developed value — with a preferred-return floor and your land back if we don't perform.
The process
From conversation to closing — step by step.
Clear stages, with a no-obligation start. You stay in control, and you don't transfer title until everything is locked.
Free property review
We study your parcel, zoning and market and model what it could support — at no cost to you.
Letter of Intent
A plain, non-binding framework of the proposed terms. Nothing obligates you to close.
Due diligence — we pay
Survey, title, engineering, financing term sheets, takeoff. The diligence costs are ours.
Definitive JV agreement
The binding partnership: your fixed equity, the waterfall, the protections, the governance.
We fund, permit & build
Capital partners bring the cash; we close out permits and deliver construction under a capped price.
Sell & distribute
Units sell, the waterfall runs, and you receive your capital and your share — developer paid last.
Who does what
You bring the property. We handle everything else.
You bring
- The property, contributed as your equity.
- No cash contribution.
- No personal guarantee on the construction loan.
River Business Corp handles
- Sourcing the capital partners who fund the project.
- Engineering, design and permitting (Apice).
- Construction, on a capped Guaranteed Maximum Price (Construa) — we absorb overruns.
- Sales, marketing and project management.
- The property's carrying costs from contribution onward, and structuring any payoff of existing financing.
- The work, the risk and the headaches.
How you're paid · the equity engine
Two streams, one engine — and the developer is paid last.
Your property (the land stream) and the capital partners' cash (the capital stream) become equity in one project-specific JV. When the project sells, the proceeds flow in a fixed order.
The senior construction loan is repaid first (a lender step, not an equity tier). Then the four equity tiers:
Property preferred return — your floor
Your contributed land value is returned, with a preferred-return floor: a priority on the project's profit, paid before the developer earns a dollar of carry. It is a priority position — not a guarantee of profit.
Your floorCapital preferred return
The capital partners' cash is returned, with their preferred return — alongside, not ahead of, your land position.
Equity participation
Remaining profit is shared pro-rata by stake. Each member receives the greater of its participation or its preferred return — a floor, not a stack (never the sum).
Developer carry — LAST
River's promote comes only from what remains after every member is made whole. The developer is paid last and personally guarantees the construction loan.
Paid lastYour protections
The structure is built to protect the owner first.
Milestone reversion
If financing doesn't close or construction doesn't start on time, your land reverts to you — free and clear.
Fixed, non-diluted equity
Your percentage is locked. Cost overruns and extra capital don't shrink your share.
Capped construction cost
Built under a Guaranteed Maximum Price. Overruns are absorbed by the developer, not you.
No cash, no PG from you
You contribute the property — no cash in, and no personal guarantee on the loan.
You return ahead of the developer
Your capital and floor come before River earns any carry. The developer is last in line.
We pay due diligence
Survey, title, engineering and financing work during diligence are at the developer's cost.
You keep title until it's locked
Title transfers only after the definitive agreement, financing commitment and clear-title conditions are met.
Preferred-return floor
A priority position on profit ahead of the developer — a floor, not a guarantee of profit.
The LOI, in plain language
What the Letter of Intent actually says.
The LOI is the non-binding starting framework. Here's what its key terms mean for you — in plain English. The full document, and the binding Definitive Agreement that follows, are reviewed by your own counsel.
Your land's value, as your stake
Your equity tracks your property's value as a share of the total project cost — often 10% to 50%+. A high-value property can even carry the deal with little or no outside cash. Fixed and protected from dilution.
Capital partners fund it — not you
The project's cash equity comes from third-party capital partners we arrange. You bring no cash.
A capped price (GMP)
Construction is delivered at a Guaranteed Maximum Price; the developer absorbs any overruns.
~60 days, at our cost
A defined feasibility window with no automatic extension — and the diligence costs are ours.
Milestone reversion
Miss the financing or construction-start milestones and your land reverts to you, free and clear.
§721 contribution
Contributing land to the JV is generally structured to defer capital-gains tax — confirm with your own tax advisor.
No obligation until the Definitive Agreement
The LOI doesn't force a deal. No binding obligation to develop exists until both sides sign the Definitive Agreement.
Approval rights
You review and approve the construction financing and other major decisions defined in the agreement.
Your own counsel
You're encouraged to use your own Florida real-estate counsel — independent of any broker — before signing.
Future outcomes
We always show you three scenarios — never best-case only.
Soft market
If the market softens, you still stand ahead of the developer: your land value and preferred-return floor are paid before River earns any carry.
IllustrativeModeled exit
At the modeled exit, you receive your capital back plus your participation in the profit — the greater of your pro-rata share or your floor.
IllustrativeStrong market
In a strong market your participation share grows well beyond the floor — your upside scales with the project's success.
IllustrativeWho you're partnering with
An operator who is paid last — and signs the guaranty.
River Business Corp — led by Daniel Jorge Oliveira, Founder & Head of Development.
A vertically integrated Florida development platform: development management, engineering and design, permitting, construction and capital sourcing, under one accountable operator. The developer's promote is paid last, and the developer personally guarantees the construction loan — alignment by structure.
River Business Corp
Development management, capital sourcing and investor relations — the sponsor of record.
Apice
Engineering, architecture, design and permitting — getting projects entitled and shovel-ready.
Construa
Construction and project management under a Guaranteed Maximum Price contract.
EN · ES · PT
Owner conversations in English, Spanish or Portuguese.
*Licensable construction work is performed under the qualifier of record, in good standing with the Florida DBPR — verifiable at the DBPR license portal.
Honest about risk
Development carries real risk. Here's how it's shared.
We don't hide the risks — we structure around them. This is the short version; the Definitive Agreement contains the full risk factors.
| Risk | How it's handled | Who bears it |
|---|---|---|
| Market downturn | Three-scenario underwriting; your preferred-return floor sits ahead of the developer's carry. | Shared · developer last |
| Construction cost overrun | Guaranteed Maximum Price contract; overruns absorbed by the developer. | Developer |
| Entitlement / permit delay | Defined milestones with day-for-day relief; reversion if milestones are missed. | Developer |
| Sponsor non-performance | Milestone reversion — your land returns to you free and clear. | Owner protected |
| Illiquidity / timing | Equity returns at project monetization; capital can begin returning earlier in some structures. | Shared |
Two ways in
One engine, two streams.
For property owners
Contribute land or property as equity and share in the developed value — with a preferred-return floor and milestone reversion. This page is for you.
For capital partners
A private opportunity for qualified capital partners to participate in project-specific JVs alongside an operator who is paid last. Available only through definitive offering documents to qualified parties.
Questions owners ask
Straight answers.
Will I lose my property?
You keep title until the Definitive Agreement, the financing commitment and clear-title conditions are all met. After contribution, if the developer misses the financing or construction-start milestones, the land reverts to you free and clear under the milestone-reversion protection.
Do I have to put in any money?
No. You contribute the property as your equity. The project's cash comes from third-party capital partners we arrange, and the developer carries the diligence costs and the construction-overrun risk. You also don't sign a personal guarantee on the construction loan.
Why not just sell today?
An as-is sale captures today's value, minus commission, closing costs and the carrying costs you pay while waiting for a buyer. Contributing lets you participate in the finished project's economics instead — your capital returned, a preferred-return floor, and a profit share. In favorable scenarios that can be meaningfully more, though outcomes are projected, not guaranteed.
Can I really get money back before the property would have sold?
In some structures, your contributed capital can begin returning at construction financing or the first unit closings — potentially before a traditional listing would have closed. This depends on the specific deal and market and is illustrative, not a promise.
Is the preferred return guaranteed?
No. The preferred return is a priority position — it is paid ahead of the developer's carry from the project's profit. It is a floor on the order of payment, not a guarantee that profit will exist. All projections are estimates, and these are speculative investments that can lose value.
What happens to my mortgage?
Contribution requires clear title, so any existing financing is addressed up front — we structure the payoff or handling of the existing loan as part of the deal, confirmed during due diligence and documented in the Definitive Agreement.
Who makes the decisions?
The developer runs day-to-day execution, but you review and approve the construction financing and the major decisions defined in the agreement, and your economics are fixed and non-diluted.
Start with a free review
See what your property could become.
Send us the address. We'll study it and show you — with no obligation — what it could support and how a Property for Equity partnership might work for you.
Get a free property review →Important disclosures
This material is preliminary and for informational purposes only. It is not an offer to sell or a solicitation of an offer to buy any security. Any offering will be made only to qualified parties through definitive offering documents, which will contain material risk factors and supersede this material in full. Projections and scenarios are estimates based on stated assumptions and are not guarantees of performance; actual results will differ. Investments of this type are speculative, illiquid, and involve risk of loss, including total loss of capital. Consult your own legal, tax, and financial advisors.
Property for Equity and Funds for Equity are programs of River Business Corp. Any partnership is project-specific and subject to due diligence, mutual agreement, and final documents. Tax treatment depends on your circumstances; consult your own tax advisor.