Texas warmth.
Soft ivory siding, natural stone accents, deep bronze details and a touch of Cerise burgundy.
JOEL'S PERSONAL PROJECT / MARION, TEXAS
Humble beginnings.
Steady progress.
A place to belong.
Introducing Marion Reserve. A family-oriented vision for 16 well-kept homes, including households using Section 8 vouchers. Improve what is here, care for the people who live here, and build steadily over time.
16Existing homes reported
8Single-story duplexes
$800KCore financing request
0.73 acSurplus parcel · Rev A*
MARION RESERVE / PRESENTATION BY JOEL KROCK
Watch the vision
come together.
A narrated Hill Country film, from humble beginnings to a thoughtful vision for family homes. An original investor story, led by a mature female voice directed with Texas Hill Country character. Explore the possibilities, understand the work ahead, and take the next step with Joel.
Source imagery and AI design concepts are labeled separately. The film shows a proposed transformation, not a completed renovation.
SOURCED PROPERTY VIEWS / PROPOSED DESIGN
The starting point.
The possible next chapter.
A dated street-level reference and aerial context help ground the conversation. The finished-property images express a design direction that still needs feasibility, scope and pricing.
BEFORE REFERENCE / MARCH 2026
The street-level setting.
© Google Street View, March 2026, as supplied by the Zillow property record ↗. This is dated imagery, not a current inspection.
PROPOSED AFTER / AI DESIGN CONCEPT
A new architectural identity.
Illustrative limestone accents, cedar details and landscaping. Different viewing angle and invented design; not a matched renovation photograph or approved plan.
THE LAND & BUILDINGS / AERIAL CONTEXT
Understand the setting.
Source: Esri, Vantor, Earthstar Geographics, and the GIS User Community. Capture date not verified. Retrieved for this presentation; surrounding land is included for context and is not represented as owned by the project.
No parcel boundaries, legal acreage or current physical condition are established by this image.
01 / FROM DIRT TO POSSIBILITY
Homes with dignity.
Progress with patience.
Start with the homes and the people already here. Complete essential repairs, restore dependable living spaces and make each improvement count. A welcoming address should feel cared for at every income level.
The long-term ambition is to improve alongside New Braunfels and surrounding Hill Country communities. Regional growth alone does not pay the bills: progress depends on repairs, realistic costs, leasing, resident care and verified income.
These new visuals are aspirational concepts. The concepts were created without a measured floor plan or survey. Dated source imagery is provided separately above. Premium exterior treatments and amenities are unpriced options, not represented as included in the $150,000 rehabilitation escrow.
THE ARRIVAL
Pride in the place you call home.
Selective limestone accents, timber details and warm lighting create an unmistakable Hill Country character. Subject to separate scope and pricing.
Beauty that works.
Durable surfaces, practical kitchens and simple finishes selected around maintenance and resident use.
A sense of place.
Consistent signage, legible entries and thoughtful planting create a cohesive residential identity.
NEW / THE PRIVATE SPACES
The quieter side
of coming home.
Primary bedrooms, a welcoming second bedroom and a beautifully considered bathroom. Explore the details that turn a place to live into a place to settle.
AI architectural concepts. Furnishings, layouts and finishes illustrate an unpriced design direction, not existing conditions or a furnished-rental commitment.
01 / THE PRIMARY BEDROOMA retreat of your own.Explore the tour ↗
02 / THE SECOND BEDROOMRoom for your life.
03 / THE BATHROOMEveryday, elevated.
A TWELVE-STOP VIRTUAL CONCEPT TOUR
Feel the possibility.
Room by room.
Move from the front porch through the kitchen, dining nook, bedrooms, bath, laundry and private-patio concepts. Explore design details, look closer or let the guided tour lead the way.
Enter the Marion Reserve tour ↗Interactive architectural image tour, not a 360° property scan. The interactive tour shows design concepts; sourced existing-property views are displayed separately above.
02 / THE PROPERTY, REIMAGINED
Sixteen homes.
One considered community.
Explore the eight-building planning diagram, then look inside the proposed room relationships.
Conceptual organization only. Building positions, access, parking, drainage, easements and setbacks have not been verified. This is not the existing site layout, a survey or a construction document.
PRIMARY COMMUNITY / 8 DUPLEXESDIAGRAM · NOT TO SCALE
INSIDE THE HOME
Simple rooms.
Comfortable connections.
Explore proposed adjacencies for the reported 1-bedroom and 2-bedroom unit types. Final dimensions and accessible routes require measured plans.
Spatial diagrams only. Room sizes, walls, doors and fixture positions are not construction designs.
LIVING / DININGKITCHENBEDROOM 1BATH 1LAUNDRY / STORAGEBEDROOM 2BATH 2ENTRY / PORCH
CONCEPTUAL ROOM RELATIONSHIPS · NOT TO SCALE
THE MARION STORY / HUMBLE BEGINNINGS
Grow with the community.
Improve one home at a time.
Comfortable, well-kept housing should come with dignity. Marion’s goal is a family-oriented environment with thoughtful finishes and attainable living, including households using Section 8 vouchers.
Keep the promise practical: complete repairs, maintain the property, listen to residents and make upgrades at a pace the project can support. Neighborhood growth is a long-term context, not a guaranteed financial outcome.
Begin with what is here
Document actual conditions. Address roofs, utilities and essential unit repairs before cosmetic enhancements.
Create dependable homes
Finish and lease homes in stages. Focus on maintenance, clear communication and consistent resident care.
Build pride over time
Add durable finishes, planting and curb appeal as bids, resources and operations support the work.
Consider the next chapter
Evaluate additional improvements or future land uses after stabilization and separate feasibility review.
Section 8 context is owner-reported. Voucher acceptance, unit eligibility, inspections, rent approvals and availability must be confirmed for each tenancy. The presentation does not represent official program approval.
03 / WHAT THE DOLLARS COULD CHANGE
Fund the essentials.
Price the possibilities.
This is a gradual rehabilitation story. Essential repairs come first, then reliable occupancy and incremental improvements as resources allow. The finished concepts show a direction, not an overnight result.
OWNER BUDGET / VERIFY WITH BIDS
The rent-ready foundation.
The requested $150,000 escrow targets vacant-unit rehabilitation and finish work. Confirm roof allocations, unit scopes, labor and contingency before funding.
- Roof-dependent work before flooring and HVAC
- Minor turns first to restore collections sooner
- Draws tied to documented completed work
REHABILITATION ESCROW REQUEST$150,000
Part of the $800,000 core facility. This is an owner planning budget, not a verified construction price.
Verify & scope
Survey, title, payoff, tax and insurance evidence, roof and water bids, unit-by-unit work plan.
Complete & lease
Roofing before affected interiors. Minor turns first. Track rent-ready units and collected rent.
Stabilize & document
The lender plan models roughly 9–14 months. Actual timing depends on labor, repairs and leasing.
Evaluate the next move
Review refinance or sale terms and separately underwrite design upgrades and surplus land.
04 / THE INVESTMENT CONVERSATION
From vacant doors
to documented income.
An $800,000 core request: $650,000 to retire existing debt and $150,000 for rehabilitation escrow.
Water-line replacement adds an estimated $40,000–$70,000, bringing those items to $840,000–$870,000 before closing costs, carrying reserves and unpriced design upgrades.
Challenge the assumptions.
Starting inputs use the Rev 11 sponsor planning case. Move the controls to see income-based sensitivity.
8 units of each type. Implied fixed expense allowance: $48,971.08/year; management: 8% of effective rent. This allowance derives from the sponsor’s target NOI; itemized allocation requires confirmation. No rent growth, future land income or premium-design uplift assumed.
ILLUSTRATIVE STABILIZED SCENARIO
Annual net operating income$109,475
Before financing payments and capital expenditures
Income-indicated value$1.37M
Debt yield on $800K13.7%
Value / proposed debt1.71×
Annual effective rent$172,224
This is sensitivity math, not an appraisal, forecast guarantee or investor return. Debt yield is property NOI divided by debt. Financing terms, investor-level taxes and distributions are not modeled. Property-tax allocation remains subject to the budget confirmation below.
Read the model basis, current condition and downside
Current condition: The owner reports 6 occupied homes, 5 paying households, $4,900 monthly collections and approximately $5,100–$6,100 monthly negative cash flow in September 2026. Those figures are not audited.
Expense basis: Taxes $20K, insurance $9K, water/sewer/trash $6K, repairs $14K and admin $3K, plus management at 8% of effective rent. Taxes, insurance and repair assumptions require evidence. Water assumes a post-repair condition.
Document revisions: Rev 11 adopts $900 / $1,050 monthly planning rents and $109,475 target NOI. At 8% vacancy this implies $62,749 annual operating expenses, including $13,777.92 management and $48,971.08 fixed expenses. The itemized budget remains pending; this is not audited NOI.
Downside risk: Rev 11 sensitivity uses the same planning basis. Lower rents, greater vacancy and higher expenses can materially reduce debt coverage. A refinance or sale is not assured.
Acreage: 1.60 primary + 0.73 surplus acres, described as Guadalupe CAD-verified in the sponsor brief. The September 10 plan’s 1.70 / 0.75 figures are superseded typos per the sponsor correction. Original CAD record and survey remain to be attached.
Capital arithmetic: $800K core + $40K–$70K water allowance = $840K–$870K, corrected in Rev 11. Closing costs, carrying reserves and premium design upgrades are additional.
Tax basis: Sponsor-reported paid tax bill: $6,033.82 (receipt pending). The prior $20,000 tax allowance was a stress assumption, not the actual bill. Post-rehabilitation reassessment may increase taxes; retain an explicit tax stress when finalizing the itemized budget.
HAP schedule: Joel to confirm the current household schedule. The September 10 plan reports five of six occupied homes as Section 8 voucher households. Obtain the current HAP schedule, tenant/HAP payment split and lease status; this statement is not independently verified.
05 / THE NEXT CHAPTER IS A SEPARATE DECISION
One surplus parcel.
Two possible futures.
Rev A presents alternatives for the same 0.73-acre parcel. Neither is included in the core financing, and their income is excluded from the model above.
OPTION A / RESIDENTIAL
A second residential chapter.
Rev A proposes seven two-story duplex buildings, 14 additional units and approximately 1,050 square feet per unit.
14Proposed homes19.2Units per acre
High-density concept, subject to setbacks, parking, fire access, utilities, drainage, civil review and entitlement. No build cost or feasibility established.
OPTION B / SELF-STORAGE
A different use for the land.
Rev A proposes three storage buildings and an on-site manager unit, with approximately 10,880 square feet in gross building footprints. Net rentable area remains unconfirmed.
3Proposed buildings±10,880Square feet*
The stated area equals the listed gross footprints; net rentable area needs verification. Market rents, demand, construction cost and access need underwriting.
Both renderings show architectural character only. Neither demonstrates that the documented program fits the actual parcel.
Open the original Rev A layouts ↗06 / FEATURED IN CERISE AI
Put Marion
in their hands.
A dedicated property experience pairs the finished vision with the funding request, source documents and the questions that matter.
Cerise AI is an interactive app design prototype. No funds or investor accounts are created.
MARION RESERVE / JOEL'S PERSONAL PROJECT
See the vision.
Understand the work.
Start the conversation.
Humble beginnings can become a stronger community through patient execution, attainable housing and consistent care. Presentation by Joel Krock.
Design concepts are not architectural, engineering or permit documents. Final feasibility, pricing and investment terms require qualified project professionals and lender review. No return or commitment is promised.