September 2025 Newsletter - Hammerhead Capital Inc.

NEW DEALS IN THE PIPELINE

In August, we submitted 17 offers across flips, rentals, and development land—one was accepted and several are still active. A highlight: we purchased a two for one deal, closed on a new fix & flip, got another fix & flip under contract and successfully raised private capital to fully fund our current pipeline. Projects are progressing smoothly, with updates below. While the Charlotte market remains competitive, disciplined investors still find value. Many overpriced listings are stalling, eroding margins. That’s why we stick to a data-driven, calculated approach—prioritizing precision over volume. In today’s market, patience is our advantage.

New Rock Hill, SC Fix and Flip Under Contract

We’re excited to share that we’ve gone under contract on a new fix-and-flip in Mint Hill, NC—one that came directly from our own mailer campaign. We’re acquiring the property for $175,000, planning around $75,000 in renovations, and projecting a resale value north of $325,000. We’re set to close in mid-September and are eager to get this project underway—another great example of our marketing efforts paying off! This project still has a spot for a passive investor. We are looking for $60k at a 12% simple interest for 12 months via a promissory note. Reach out if interested!

CURRENT PROJECTS

New Rock Hill, SC Fix and Flip Purchased!

We’re excited to announce that we’ve officially purchased a new property and have started to begin renovations! This has been a deal we’ve had our eye on for some time, and we’re thrilled to finally bring it into our portfolio. We acquired the property for $183,000 and have a renovation budget of approximately $90,000. With a projected ARV of around $350,000, we anticipate a quick turnaround on this one. This opportunity is fully funded, and we’re grateful to our investor partners for making it possible. Time to get to work and bring this property to life! This opportunity is now fully funded—thank you to our investor partners!

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Charlotte, NC Fix and Flip and Land Subdivision Purchased!

We’re excited to share that we officially purchased another property in Charlotte this month and this one is a two for one! This opportunity came back around after a wholesaler we know revisited us due to the complexity of the deal. We structured terms that worked for everyone—he earned his fee and gained valuable experience, and we secured a strong project. We acquired the property for $219,000, with renovations estimated at $95K and a projected ARV of ~$340K. On top of that, we negotiated closing terms tied to subdividing the lot—unlocking a second opportunity: a new build at an all-in cost of ~$280K with an ARV of ~$380K. Together, these projects are expected to generate over $120K in net profit. Both opportunities are now fully funded, and we’re ready to kick off renovations and move forward with the subdivision build. This opportunity is now fully funded—thank you to our investor partners!

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Charlotte, NC Airbnb House Hack Under Renovations!

While prepping one of our flips for sale, we uncovered a key value-add: subdividing the lot. This unlocked a new build opportunity with the option to sell the lot for $80K+ or build for a potential $120K+ profit. The subdivision is complete, GC is lined up, and we’re awaiting permits to break ground. With an all-in cost of ~$260K and an ARV of $380K+, this deal is shaping up to be a home run. This opportunity is now fully funded—thank you to our investor partners!

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Charlotte, NC Airbnb House Hack Purchased!

After a rollercoaster of financing hurdles, appraisals, and seller drama, I officially closed on my new primary residence—and house hack! With no W-2 income, I got creative and used a 12-month bank statement loan to get it done. The property: a quirky 1 bed/1 bath with a tiny home/ADU in back and no solid comps. It took three appraisals (and dodging a fourth!) to cross the finish line. The reward? $30K in instant equity, with projected returns of 18%+ CoC as an Airbnb—even at 8.25% interest. Once refinanced closer to 6%, that jumps to 28%+. We’ve now kicked off renovations and expect the tiny home property in the back to go live in the next month or so. Excited to sharpen our Airbnb systems and get this one cash flowing!

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Charlton, MA Multifamily - One Building Sold Second One Under Contract!

One of the buildings in our 7-unit property in Charlton, MA officially sold this month for $630,000—less than four months after acquisition! Even better, the second building is now under contract to sell for $450,000, bringing the total sales price of both assets to $1.08M. We acquired the property for $675,000, invested approximately $155,000 in renovations, and grew the rent roll from ~$5,000 to over $10,000. Renovations were completed ahead of schedule, and the market response has validated the strength of the deal. This project has exceeded expectations and is on track to deliver strong returns for both our investors and our team. We’re proud of how quickly it came together and excited to officially bring it across the finish line soon.

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Charlotte, NC Fix/Flip Renovations Completed, Subdivision Completed and Officially Listed!

Renovations and the lot subdivision are complete, but our Charlotte fix-and-flip is a good reminder of how market conditions can shift quickly. We purchased the property off-market at $260K, invested about $42K into a full kitchen remodel and layout upgrades, and initially had an appraisal come in strong at $390K—above our original $370K estimate. That said, the market has softened with more sellers than buyers and high interest rates slowing activity. This home has sat longer than expected, so we’ve dropped the price to $350K to try to move it and get it off our books. Worst case, we’re prepared to hold it as a rental, since we have significant equity in the deal and can capture tax advantages through cost segregation. Fortunately, the land subdivision we completed more than offsets this headache, and the overall project is still set to deliver a strong return. Sometimes the key is patience—markets adjust, and smart underwriting plus multiple exit strategies keep us in a winning position.

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32 Unit in Lancaster, SC

The refinance is officially complete! We locked in a 5.75% rate on a 30-year amortization and cashed out ~$140,000—boosting cash flow and bringing all preferred returns current. Distributions began in March 2025, and we’re now projecting 8–10% ongoing returns. With stabilization achieved, we’re well-positioned for a strong exit and are now actively exploring a sale to maximize investor upside.

SOME OF OUR RECENT FINISHED PROJECTS

Gastonia, NC Fix/Flip Sold!

Another flip complete—bought, renovated, and sold in under 3 months with zero money out of pocket. Our lender earned $10K on a $100K loan (~45% annualized return), and we profited $60K+. That’s the power of smart deals and strong partnerships. Want in on the next one? Hit reply and let us know!

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Rock Hill, SC Sold!

We sold this property at the end of June for $319,900 after purchasing it for $225,000 and keeping renovations tight at just under $18,000. Thanks to our contractors’ swift, high-quality work, it went under contract within hours at full asking price. A quick, efficient flip with strong returns—just how we like it.

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Matthews, NC Investment Promissory Note Paid Off!

This small, but powerful deal is officially complete and returned. We provided $10,000 in short-term funding to help another investor finalize a novation agreement, earning a flat $2,000 return in just three weeks. The property closed in mid-July, delivering a 120% annualized return—proof that even modest capital, when deployed strategically, can generate impressive results.

We dive into:

• How a lending background can give you an edge in today’s market

• Why “grandma-clean” houses and creative deal structures are my bread and butter

• The mindset shifts that helped me scale from small flips to building Hammerhead Capital

I’m no guru — just someone who’s made mistakes, learned, and found ways to create opportunity even when the market gets tough.

I had the privilege of speaking at a SubTo community meetup just outside Raleigh, in Wendell, NC (yes—great town name!). I shared insights on the importance of underwriting conservatively in today’s shifting real estate market and the value of always trusting the numbers.

We host monthly meetups and quarterly mastermind getaways—mixing business with connection and strategy. If you're in the Charlotte area and haven't joined yet, check out the group below and plug into a network built for bold thinkers.

Excited to share that we’ll be hosting our first-ever Hive: CLT Entrepreneurs Monthly Networking Event! 🐝

Join us at Town Brewing Co. on Thursday, Sep 4 at 5:30 PM and every first thursday afterwards for a fun evening of connection, collaboration, and community — featuring guest speaker Adam Cozzolino, a Charlotte native and the youngest Smoothie King franchisee in the brand’s history.

We just dropped Episodes 28 and 29 of the podcast!

Don’t miss these power-packed conversations—links below! More great content is on the way, so be sure to subscribe and stay tuned.