Deal pipeline, ranked.
9 opportunities sourced through Theo Advisors. Focus this cycle is Ironshore Capital, the KFS · Theo · Middleton $10M JV out for signing.
Atlas is Theo Advisors' internal deal-intelligence layer. We built it to consolidate sourcing, diligence status, and compliance scoring in one ranked view, so the IC spends its time on judgment rather than chasing tabs. Every opportunity carries a live confidence score, a six-category compliance band, and a status any partner can update in one click.
Ironshore Capital — KFS · Theo · Middleton JV
Exploratory three-party JV (working name: Ironshore Capital) between KFS, Theo, and Middleton. Structure: $250K KFS qualification escrow unlocks a Letter of Credit against a $10M lending facility from 5 Legacy PE, drawn in $2.5M tranches at 6% over a 10-year term. Qualification funds separately repaid by Theo/Middleton at 6%, secured by Cayman beachfront collateral (150 lf, $3M CI appraised). Agreement v2.0 out for legal; targeted signing this week.
Ranked opportunities
- 01
Ironshore Capital — KFS · Theo · Middleton JV
Active60LowCayman Islands / US·Joint Venture / $10M Lending FacilityTotal cost$10.0MIRR · MOIC6.0–6.0%1.3xConfidence74 - 02
Isola Shoppes at Estate Carolina
Active96HighSt. John, U.S. Virgin Islands·Mixed-Use Retail / NNNTotal cost$10.5MIRR · MOIC16.0–19.5%2.1xConfidence88 - 03
Middleton Ventures — $100M Fund
Active72ModerateUnited States·Venture / Growth Fund (LP)Total cost$100.0MIRR · MOIC18.0–24.0%2.4xConfidence82 - 04
Chambersburg — Owned Asset
Active90HighChambersburg, PA·Owned Real Estate / Construction Loan EligibleTotal cost$6.5MIRR · MOIC14.0–18.0%1.9xConfidence80 - 05
Inclusive Properties — Multifamily Series
Active72ModerateMid-Atlantic (multi-asset)·Multifamily / Value-Add SeriesTotal cost$12.0MIRR · MOIC17.0–20.0%2.0xConfidence72 - 06
Morning Star Boutique Hotel
Active69ModerateSt. Thomas, U.S. Virgin Islands·Hospitality / Ground-Up DevelopmentTotal cost$25.3MIRR · MOIC18.5–23.0%2.6xConfidence44 - 07
Project Transit Bridge
Wildcard55LowUnited States (Public-Sector Transit Consulting)·Bridge Loan / Acquisition FinancingTotal cost$4.4MIRR · MOIC220.0–240.0%1.4xConfidence78 - 08
Okachobee FL Land Assemblage
Watch69ModerateOkeechobee County, FL·Advisory / Land AssemblageTotal cost$40.0MIRR · MOIC—Confidence30 - 09
Private Credit Fund — Baruk SPV
Pass40LowUS — Multi-Project SPV·Private Credit / SPV (LP)Total cost$115.0MIRR · MOIC5.0–5.0%1.1xConfidence40