13th Floor is a boutique investment and development firm focused on value-investments in Florida and the Southeast U.S. The firm has managed over $2.1B in real property since inception.

Founded in 2008, 13th Floor Investments has invested in 48 projects ranging from residential, commercial, industrial, and multifamily with a geographic focus on South Florida.

13th Floor has delivered over 3.6 million square feet and over 2,400 residential units across all residential product types and secured a robust pipeline with anticipated product deliveries of over 4,600 units through 2024.

With a reputation for creative structuring and deal-making, the firm has built a dynamic and diverse portfolio consisting of positive returns from 100% of realized investments, while adhering to a leverage-light strategy. Since inception, the firm has targeted, and generated, net returns of 2.0x multiples and 20%+ IRR's for investors.

YEAR FOUNDED

managed real estate

equity invested

positive returns

Our History

2008

Launch of 13th Floor Investments with Caribbean Isles acquistion and $100M+ of distressed RE

2010

Launch of Fund I and acquisition of distressed condos, land, CDD bonds, and foreclosed RE

2012

Transition from distressed investors to growth-oriented investor and development firm

2012

Large, pre-sold condominum projects begin: 400 Sunny Isles, 1010, Sereno, The Harbour

2013

Launch of Fund II and the launch of the firm's homebuilding division, 13th Floor Homes

2014

Delivery of condo development, Eden House, and multifamily community, Sierra Grande

2014

Income-producing assets with development potential acquired: Office in the Grove, Riviera Plaza

2016

Acquisition of income-producing covered land plays: Chevron MiMo and 93 Miracle Mile

2016

Launch of Fund III and execution of the homebuilding strategy with Hidden Trails and Arbor Parc

2017

Multifamily projects The Reserve at Coconut Point, Parks at Delray, The Boulevard in development

2017

Delivery of projects: Central Parc, 1010 Brickell, Sereno at Bay Harbor, and Hemingway Point

2019

Groundbreak of Fresenius, Link at Douglas, The Reserve Coconut Point, and The Boulevard

2020

Launch of Fund IV: Up to $100M in commitments with a target net IRR between 15-20%

Development

13th Floor Investments has a fully integrated development team with in-house design, architectural, and construction management capabilities. Paired with strong external consultant networks and established relationships with local municipalities, the firm has built a robust and sustainable development pipeline of product deliveries. 13th Floor has experience in all product types, including condominiums, single-family homes, value-add repositioning and rehabilitation, multifamily: garden style, mid-rise, and high-rise, and commercial: industrial, office, and retail.

units

Planned or under construction

Single-family homes

Multifamily units

residential sq ft

Industrial sq ft

Investment Philosophy

At 13th Floor Investments, we invest capital on behalf of individual and institutional investors using a value-investment philosophy. We strive to find the right balance between asset price and quality, with a hyper-focus on downside protection. 13th Floor believes successful investing is the product of good instinct and thorough data-driven analysis. The firm takes a bottom-up approach to investing by focusing on core economic and market fundamentals. As value investors first, we tend to focus on overall asset basis and end-user affordability above all other metrics. 13th Floor’s foremost objective is to preserve investor capital while maximizing risk-adjusted returns.

Investment Criteria

13th Floor will invest in both single property transactions as well as multiple property portfolios and real estate driven operating companies. The firm operates projects both on a direct and joint-venture basis and works with a wide range of commercial lenders. While the majority of 13th Floor's experience lies in residential assets, the firm is asset agnostic and open to invest through all major commercial real estate asset classes such as office, warehouse/industrial, retail, apartments, hotel/resort, land, for-sale residential, and mixed-use properties.

The common themes that underscore 13th Floor's value-oriented investment strategy are illustrated below:

Pricing Advantages

  • Off-market transactions

  • Structured transactions

  • Rapid funding requirements

  • Temporary market dislocations

  • Liquid conditions

  • Complex tax, ownership, or capital structures

compelling event driven strategies

  • Develop transit oriented projects

  • Build multifamily at attainable price points

  • Deliver entry level homes

  • Conversion or adaptive reuse

  • Environmental remediation

  • Workout scenarios: bankruptcy, foreclosure or recapitalization

Special Situations

  • Partnerships

  • Family dynamics

  • Long-term ground leases

  • PPP structures

The Funds

13th Floor’s investments are structured in numerous capital forms including equity, preferred equity, mezzanine loans and transitional senior loans. 13th Floor determines its capital structure for a particular transaction on the merits of investment basis, capital preservation and risk-adjusted return.

The firm’s funding is discretionary and is derived from individual and institutional commingled funds and separate accounts sponsored and managed by 13th Floor. For more than twelve years and across 48 transactions, the firm has cultivated investor relationships with the highest standard of fiduciary care, transparent communication and strong investment performance.

3.6M square feet &
2400 units

delivered throughout South and Southwest Florida.

$2.1 Billion

in costs for projects in various stages of development (delivered, in progress, and planned)

Affiliated Companies

13th Floor Homes is an established South Florida-based homebuilder and developer focused on building quality for-sale homes in high-demand infill areas. The company participates in the full cycle of development, from initial planning and approvals through community development and sales. Since inception, 13th Floor Homes has consistently been ranked as one of the top 10 homebuilders in South Florida and has successfully delivered communities with several thousand new homes.

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13th Floor Capital is the separately owned private equity arm of 13th Floor Investments, with a core focus on restaurants and specialty snack retail. Its portfolio companies combine to form the largest traditional, mall-based Cinnabon®️ franchisee in North America with over 35 locations in the U.S. and Canada. The firm also seeks opportunities to acquire or take controlling interests in cash flow generative companies across a multitude of industry categories and geographic markets, with an emphasis on distressed and special situations.

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