Florida Growth 2 - Jubilee 1 DST

Overview

Approximately 268 acres of undeveloped forest land north of Berryhill Road and south of Willard Norris Road in Pace, Santa Rosa County, Florida, within the Pensacola-Ferry Pass-Brent MSA. The parcel sits inside the planned Jubilee Master Planned Community along the Florida Panhandle's northerly path of growth, roughly 20 minutes from Naval Air Station Whiting Field and within 10 miles of Interstate 10 and US Highway 90. The thesis is a pre-development land-banking play: acquire entitlable residential land at a basis approximating its February 2024 as-is appraised value ($6,800,000 against a $6,839,610 purchase price), hold it unimproved through an anticipated three-to-five-year hold, and dispose to a single national homebuilder or developer via a staged sale of up to three installments. The vehicle is unleveraged and non-operating, producing no rental income, no depreciation shelter, and no interim distributions, with all investor proceeds back-ended to disposition. Bare legal title is held by the Administrative Trustee (Jubilee Keeper 1, LLC); the Depositor is Jubilee Depositor 1, LLC and the Dealer Manager is Emerson Equity, LLC. Operating strategy is limited to value maintenance, entitlement positioning, and buyer negotiation rather than active asset management or repositioning.

Investment highlights

• The asset's defining attribute is its position within the contiguous Jubilee Master Planned Community footprint along an established northerly growth corridor of the Pensacola MSA, which confers takeout optionality with national homebuilders seeking pre-entitled, scaled residential tracts. Large single-ownership parcels of this size inside a master plan are scarce, and the embedded master-plan framework reduces the entitlement friction a builder would otherwise underwrite, supporting a basis-to-finished-lot spread that anchors the appreciation thesis.
• Demand fundamentals are anchored by Naval Air Station Whiting Field, which sustains roughly 2,700 active-duty members and 1,200 civilian employees as a durable, non-cyclical regional employment base, layered atop documented MSA in-migration, retiree settlement, and median household income growth projected near 18.3% over five years. The convergence of military-driven baseline demand with discretionary retiree and family migration diversifies the absorption profile across multiple buyer cohorts.
• The all-cash, unleveraged capital structure eliminates the financing-side fragilities that typically dominate DST risk profiles: there is no loan maturity wall, no interest-rate-cap replacement cost, no DSCR covenant, and no lender foreclosure exposure on an asset that by design produces no debt-service coverage. For a non-cash-flowing land position, the absence of leverage removes the most acute mechanism by which a holding-period extension would otherwise destroy equity value.
• The exit is architected as a staged sale to a single homebuilder or developer in no more than three installments, a structure that mirrors builder lot-takedown economics and allows the buyer to phase capital deployment against absorption. This alignment can compress marketing risk relative to a fragmented retail land sale and supports price realization at the finished-lot-demand end of the value chain rather than at raw-acreage discounts.
• The Sponsor's specialization is narrow and long-tenured, with land-based investment strategies dating to 1979 and an institutional underwriting process evidenced by a third-party market study commissioned from John Burns Research and Consulting. This depth in pre-development land sourcing, entitlement navigation, and homebuilder relationships is the principal operational input distinguishing the vehicle, given that the strategy depends almost entirely on buyer-side execution rather than property operations.

Sponsor

This offering is sponsored by Walton Global Holdings. Baker 1031 Investments is independent of the sponsor and provides advisory and brokerage services to accredited investors.