FundingJul 10, 2026
Offering 92% committed; closing scheduled
With $2.94M committed, the acquisition is scheduled to close within 30 days of the July 31 funding deadline. Financing remains rate-locked.
All opportunities
Almost FundedCommercial Real Estate West Palm Beach, Florida
Sunline Medical Office Center
A 96%-leased medical office building anchored by a regional health system on a 12-year lease.
Sponsored by Sunline Medical Properties 241 members participatingLast updated Jul 10, 2026
Overview
Executive Summary
Sunline Medical Office Center is the acquisition of an existing, 96%-leased medical office building in West Palm Beach's hospital district. The anchor tenant — a regional health system occupying 61% of the building — extended its lease through 2038 during diligence. The deal is underwritten to in-place income and targets an 8.2% annual cash distribution from day one.
Project Description
The 58,000 sq ft property houses fourteen healthcare tenants including imaging, orthopedics, cardiology, and an ambulatory surgery suite. Leases are predominantly triple-net with contractual 2.5–3% annual escalations. A modest capital plan covers lobby refresh, signage, and HVAC replacement reserves.
Market Opportunity
Palm Beach County's 65+ population is projected to grow 24% this decade, driving outpatient demand. Medical office vacancy in the hospital district sits under 5%, and no competing medical office product is under construction within three miles.
Investment Thesis
Healthcare tenancy is among the most durable in commercial real estate — relocation costs for built-out medical suites are prohibitive, driving renewal rates above 85% industry-wide. This asset pairs that durability with a 12-year anchor lease and immediate quarterly income.
Current Status
Under contract with diligence complete and financing rate-locked. The offering is 92% committed; closing is scheduled within 30 days of the funding deadline.
Investment Highlights
Income from day one
96% leased at closing with quarterly distributions beginning the first full quarter.
12-year anchor lease
The regional health system anchor extended through 2038 during diligence.
Sticky tenancy
Built-out medical suites renew above 85% industry-wide — relocation is prohibitively expensive.
Fixed-rate financing locked
58% LTV loan rate-locked through closing, removing interest-rate execution risk.
Aging-population tailwind
Palm Beach County's 65+ population is projected to grow 24% this decade.
No competing supply
Zero medical office product under construction within a three-mile radius.
Investment Terms
- Offering entity
- Sunline MOC Holdings LLC
- Investment type
- Preferred Equity
- Security type
- Class A Membership Units
- Minimum investment
- $15,000
- Maximum investment
- $320,000
- Target raise
- $3,200,000
- Maximum raise
- $3,200,000
- Price per unit
- $1,000
- Target annual return
- 14.1%
- Preferred return
- 8%
- Profit split
- 75 / 25 above preferred
- Target hold period
- 6 years
- Distribution frequency
- Quarterly
- Offering deadline
- Jul 31, 2026
- Accreditation
- Accredited investors (attestation placeholder)
Financials
Sponsor projections — explore how the numbers move under different scenarios.
The sponsor's underwritten projection. All figures are sponsor projections.
Projected Revenue vs. Expenses
Projected Investor Distributions
| Five-Year Forecast | 2026 | 2027 | 2028 | 2029 | 2030 |
|---|---|---|---|---|---|
| Revenue | $1,810,000 | $1,873,350 | $1,938,917 | $2,006,779 | $2,077,017 |
| Expenses | $561,100 | $580,738 | $601,064 | $622,102 | $643,875 |
| Operating Income | $1,248,900 | $1,292,612 | $1,337,853 | $1,384,677 | $1,433,142 |
| Cash Flow | $1,074,054 | $1,111,646 | $1,150,554 | $1,190,822 | $1,232,502 |
| Distributions | $966,649 | $1,000,481 | $1,035,499 | $1,071,741 | $1,109,252 |
Capital Stack
Total capitalization $8,100,000
Senior Debt$4.7M · 58%
Member Equity (The Circle)$3.2M · 40%
Sponsor Co-Investment$202K · 2%
Est. stabilized value
$8.9M
Projected exit value
$10.3M
Sources & Uses
Sources
- Senior Fixed-Rate Loan (58% LTV)$4.7M
- Member Equity (this offering)$3.2M
- Sponsor Co-Investment$202K
- Total$8.1M
Uses
- Purchase Price$7.5M
- Closing & Financing Costs$290K
- Capital Improvements$210K
- Reserves & Escrows$150K
- Total$8.1M
Model your investment
Your investment$30,000
$15,000 min30 units @ $1,000$320,000 max
Per quarterly payment
$615
Projected annual income
$2,460
Income over 6 yrs
$14,760
Projected value, yr 6
$66,197 · 2.21x
Portfolio fit: Real Estate would move from 47% to 52% of your committed portfolio with this investment.
Illustrative projection compounding the base scenario of the sponsor's target return over the full hold. Estimates only — never a guarantee.
Invest $30,000Business Plan
Business Model
Collect contractual rent from credit-quality healthcare tenants, capture built-in escalations, lease the remaining 4% vacancy, and exit to an institutional medical-office buyer at stabilization premium. Income begins at closing — this is a cash-flow deal, not a development story.
Use of Funds
Member equity completes the acquisition alongside a 58% LTV fixed-rate loan, funds the light capital plan, and establishes reserves. Full sources and uses appear in the Financials tab.
Potential Exit Strategy
Sale in year 5–6 to an institutional medical-office aggregator. The 2038 anchor lease keeps the asset financeable and salable throughout the hold. A refinance-and-hold path exists if exit pricing is soft.
Sponsor
Sunline Medical Properties acquires and repositions medical office buildings anchored by established physician groups and health systems in South Florida. Long-term, triple-net leases with healthcare tenants are designed to produce durable, distribution-oriented income.
21
Years experience
9
Completed projects
2
Current projects
$156M
Total project value
Team
- DA
Dr. Alan Prescott · Principal
Physician-turned-investor specializing in medical real estate for two decades.
- JO
Janet Osei · Director of Leasing
Health-system leasing background; maintains 97% portfolio occupancy.
Previous projects
Gateway Medical Plaza
Acquired 2018 · occupancy raised from 81% to 98%
Lakeview Health Campus
Acquired 2016 · sold 2023 at a 1.7x equity multiple
Track record provided by the sponsor. Past performance does not predict future results.
Documents
The complete document room for this offering.
Project Timeline
Feb 10, 2026
Opportunity Announced
Opportunity introduced to The Circle with preliminary materials.
Feb 24, 2026
Member Preview Opened
Full data room, financial model, and sponsor Q&A opened to members.
Mar 10, 2026
Offering Opened
Commitments accepted from approved members.
Jul 31, 2026
Target Funding DateCurrent
Offering expected to reach its target raise.
Aug 28, 2026
Property Acquisition Closes
Capital deployed and the project moves into execution.
Dec 31, 2026
First Quarterly Distribution
Key operating milestone on the path to stabilized performance.
Dec 31, 2026
Projected First Distribution
First member distribution expected, subject to performance.
2031-2032
Projected Exit Window
Targeted period for sale, refinance, or other liquidity event.
Updates
MilestoneMay 20, 2026
Anchor tenant lease extension executed
The regional health system anchor executed its 12-year extension through 2038 — a key diligence milestone that strengthens both financing and exit value.
Risks
Private investments involve substantial risk, including illiquidity and possible loss of the entire amount invested. Read every factor below before committing. Projected returns are estimates only and are not guaranteed.
Tenant Concentration Risk
The anchor health system represents 61% of income. Although its lease runs to 2038, a default or early termination event would materially affect distributions.
Market Risk
Economic conditions, interest rates, and local market dynamics may change and could reduce revenue, valuations, or the pace of lease-up and sales relative to projections.
Liquidity Risk
This is a private investment with no public market. Members should expect to hold their investment for the full target hold period; early liquidity is not guaranteed and may not be available at all.
Loss of Capital
Private investments involve substantial risk, including the possible loss of the entire amount invested. Members should only commit capital they can afford to lose.
Projection Risk
All financial projections shown are illustrative demonstration estimates prepared by the sponsor. Actual results will differ, and the difference may be material.
Sponsor & Execution Risk
Performance depends heavily on the sponsor's ability to execute the business plan, retain key personnel, and manage costs. Departure of key team members could adversely affect results.
Regulatory Risk
Changes in zoning, licensing, tax, or securities regulation could affect the project's operations, timeline, or member distributions.
Economic Risk
Recession, inflation, labor shortages, or credit-market disruption could increase costs or reduce demand beyond what the sponsor has underwritten.
Exit Risk
The projected exit depends on market conditions at the time of sale or refinance. A delayed or lower-value exit would extend the hold period and reduce returns.
Questions
Frequently asked
Ask the sponsor
Questions and sponsor answers are visible to all members reviewing this offering.
Prefer a conversation?
Book a 15-minute call with the sponsor team about this offering.
Sponsor presentations and group Q&As are listed on the member events calendar.
Keep Exploring
Similar opportunities
Open
Multifamily Real Estate 214 members
Harbor Point Residences
Tampa, Florida·Preferred Equity
A 172-unit waterfront-adjacent multifamily community in Tampa's fastest-growing employment corridor.
$1.9M committed75% of $2.5M
Target Return
12.4%
Minimum
$10K
Distributions
Quarterly
5-year target holdCloses Sep 30, 2026
Open
Mixed-Use Development 268 members
Orlando Circle District
Orlando, Florida·Common Equity
A neighborhood-scale mixed-use district with a $2,500 minimum so more members can participate.
$1.3M committed60% of $2.1M
Target Return
12.8%
Minimum
$3K
Distributions
Quarterly
6-year target holdCloses Oct 15, 2026
Fully Funded
Real Estate 189 members
Atlantic Self Storage Portfolio
Jacksonville, Florida·Preferred Equity
Three under-managed storage facilities being repositioned with pricing technology — fully funded in 19 days.
$3.8M committed100% of $3.8M
Target Return
11.6%
Minimum
$20K
Distributions
Quarterly
5-year target holdClosed May 30, 2026