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©2025 Haven Mansions Inc. All rights reserved
REAL ESTATE LICENSES
Mansion Life Properties NC LLC - NC Real Estate Commission Broker License C38065
5.0
405 Johnston Drive Charlotte, NC 28134
4
beds
3
bathrooms
2,731
sqft
March 2024
expected first dividend
Live property
Property Updates
In November, AirBnB released a new feature for top listings called "Guest Favorite". The Baroness was successful enough to earn this badge already, further helping the property stand out amongst the competition. Check it out on AirBnB link above and hit the favorite button to help the investment perform even better.
Rental Setup Underway
Under Contract
Purchased
Upfit & Furnished
Photographed & Polished
Available for Rent
Avg. Review
5.0
(
11
reviews)
Nights hosted
56
Property Overview
Welcome to Pineville's newest crown jewel, a 2022-born mansion, whipped up by the luxury geniuses at Mansion District. Sprawled out on an ample plot of private land, this 4-bedroom palace is so close to downtown Pineville, you can almost high-five the locals. And if you fancy a dash to Uptown Charlotte, you're a mere 15-minute sprint away.
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Mansion Return Analysis Calculator
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LoginThe Location
This home is located at 405 Johnston Drive in Pineville, NC nearby to Main Street Pineville and Lake Park.
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What makes it special
In-Fill, New Construction Home
Incorporated Town in Major Metro
Fenced In-Yard with Space for Additional Features
Investment Strategy
Data provided by AirDNA has shown that 4-bedroom or larger homes can demand significantly higher Average Daily Rates (“ADRs”) than smaller homes relative to their incremental cost in the Charlotte, NC market. We believe this home was a great Mansion candidate given it was new construction home built by reputable home builder TruHomes and completed in August of 2022.
Additionally, as an in-fill home (a home site that previously had another housing unit on it OR that was never built-upon in a historical area), the lot did not come with Deed or HOA restrictions that may prohibit flexible rental models (many HOAs do restrict short term rentals).
Debt terms were not available at rates that would increase potential returns, so no debt was added to this home. As a strategic refinancing candidate, we intend to add leverage if rates become favorable to investor returns and return proceeds net of additional cash reserves, to ensure debt coverage, to investors.
Note that any total estimated return is obtained through equity appreciation when the property is sold as well as recurring dividends from any positive cash flows after reserves and fees.
Investment Return Estimates
Estimated Annual Revenues (Source: AirDNA) 3, 4
$108,953 (13.63% Gross Yield)
Operating, Finance, & Other Expenses Est.
$70,586 (Est.)
Offering Amount Raised
$799,506
Estimated Rental Income % Year 1 (Source: AirDNA) 3
4.80%*
Offering Purchase Price of Home
$607,165
Current Home Value Estimate 3,5
$629,090
+
3.6%
FRED Charlotte DMA 10-Yr CAGR
8.96%
**
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IMPORTANT FINANCIAL DISCLOSURES
Important Information
THE COMPANY IS “TESTING THE WATERS” UNDER REGULATION A UNDER THE SECURITIES ACT OF 1933. THIS PROCESS ALLOWS COMPANIES TO DETERMINE WHETHER THERE MAY BE INTEREST IN AN EVENTUAL OFFERING OF ITS SECURITIES. THE COMPANY IS NOT UNDER ANY OBLIGATION TO MAKE AN OFFERING UNDER REGULATION A. IT MAY CHOOSE TO MAKE AN OFFERING TO SOME, BUT NOT ALL, OF THE PEOPLE WHO INDICATE AN INTEREST IN INVESTING, AND THAT OFFERING MIGHT NOT BE MADE UNDER REGULATION A. IF THE COMPANY DOES GO AHEAD WITH AN OFFERING, IT WILL ONLY BE ABLE TO MAKE SALES AFTER IT HAS FILED AN OFFERING STATEMENT WITH THE SECURITIES AND EXCHANGE COMMISSION (SEC) AND THE SEC HAS “QUALIFIED” THE OFFERING STATEMENT. THE INFORMATION IN THAT OFFERING STATEMENT WILL BE MORE COMPLETE THAN THE INFORMATION THE COMPANY IS PROVIDING NOW, AND COULD DIFFER IN IMPORTANT WAYS. YOU MUST READ THE DOCUMENTS FILED WITH THE SEC BEFORE INVESTING.
NO MONEY OR OTHER CONSIDERATION IS BEING SOLICITED, AND IF SENT IN RESPONSE, WILL NOT BE ACCEPTED.NO OFFER TO BUY THE SECURITIES CAN BE ACCEPTED AND NO PART OF THE PURCHASE PRICE CAN BE RECEIVED UNTIL THE OFFERING STATEMENT FILED BY THE COMPANY WITH THE SEC HAS BEEN QUALIFIED BY THE SEC. ANY SUCH OFFER MAY BE WITHDRAWN OR REVOKED, WITHOUT OBLIGATION OR COMMITMENT OF ANY KIND, AT ANY TIME BEFORE NOTICE OF ACCEPTANCE GIVEN AFTER THE DATE OF QUALIFICATION.
AN INDICATION OF INTEREST INVOLVES NO OBLIGATION OR COMMITMENT OF ANY KIND.
Mansion Group, Inc. ("Mansion"), as a manager of Mansion Collection I, LLC, (the “Issuer”) operates the mansionlife.com website (the "Site") and is not a broker-dealer or investment advisor. All securities related activity is conducted through Dalmore Group LLC, a registered broker-dealer and member of FINRA/SIPC, located at 525 Green Place, Woodmere, NY 11598. You can review the brokercheck for Dalmore. An up-to-date Dalmore Form CRS is available.
You should speak with your financial advisor, accountant and/or attorney when evaluating any offering. Neither Mansion, the Issuer, nor Dalmore makes any recommendations or provides advice about investments, and no communication, through this website or in any other medium, should be construed as a recommendation for any security offered on or off this investment platform. The Site may make forward-looking statements. You should not rely on these statements but should carefully evaluate the offering materials in assessing any investment opportunity, including the complete set of risk factors that are provided as part of the offering circular for your consideration.
THE COMPANY IS “TESTING THE WATERS” UNDER REGULATION A UNDER THE SECURITIES ACT OF 1933. THIS PROCESS ALLOWS COMPANIES TO DETERMINE WHETHER THERE MAY BE INTEREST IN AN EVENTUAL OFFERING OF ITS SECURITIES. THE COMPANY IS NOT UNDER ANY OBLIGATION TO MAKE AN OFFERING UNDER REGULATION A. IT MAY CHOOSE TO MAKE AN OFFERING TO SOME, BUT NOT ALL, OF THE PEOPLE WHO INDICATE AN INTEREST IN INVESTING, AND THAT OFFERING MIGHT NOT BE MADE UNDER REGULATION A. IF THE COMPANY DOES GO AHEAD WITH AN OFFERING, IT WILL ONLY BE ABLE TO MAKE SALES AFTER IT HAS FILED AN OFFERING STATEMENT WITH THE SECURITIES AND EXCHANGE COMMISSION (SEC) AND THE SEC HAS “QUALIFIED” THE OFFERING STATEMENT. THE INFORMATION IN THAT OFFERING STATEMENT WILL BE MORE COMPLETE THAN THE INFORMATION THE COMPANY IS PROVIDING NOW, AND COULD DIFFER IN IMPORTANT WAYS. YOU MUST READ THE DOCUMENTS FILED WITH THE SEC BEFORE INVESTING.
NO MONEY OR OTHER CONSIDERATION IS BEING SOLICITED, AND IF SENT IN RESPONSE, WILL NOT BE ACCEPTED.NO OFFER TO BUY THE SECURITIES CAN BE ACCEPTED AND NO PART OF THE PURCHASE PRICE CAN BE RECEIVED UNTIL THE OFFERING STATEMENT FILED BY THE COMPANY WITH THE SEC HAS BEEN QUALIFIED BY THE SEC. ANY SUCH OFFER MAY BE WITHDRAWN OR REVOKED, WITHOUT OBLIGATION OR COMMITMENT OF ANY KIND, AT ANY TIME BEFORE NOTICE OF ACCEPTANCE GIVEN AFTER THE DATE OF QUALIFICATION.
AN INDICATION OF INTEREST INVOLVES NO OBLIGATION OR COMMITMENT OF ANY KIND.
Mansion Group, Inc. ("Mansion"), as a manager of Mansion Collection I, LLC, (the “Issuer”) operates the mansionlife.com website (the "Site") and is not a broker-dealer or investment advisor. All securities related activity is conducted through Dalmore Group LLC, a registered broker-dealer and member of FINRA/SIPC, located at 525 Green Place, Woodmere, NY 11598. You can review the brokercheck for Dalmore. An up-to-date Dalmore Form CRS is available.
You should speak with your financial advisor, accountant and/or attorney when evaluating any offering. Neither Mansion, the Issuer, nor Dalmore makes any recommendations or provides advice about investments, and no communication, through this website or in any other medium, should be construed as a recommendation for any security offered on or off this investment platform. The Site may make forward-looking statements. You should not rely on these statements but should carefully evaluate the offering materials in assessing any investment opportunity, including the complete set of risk factors that are provided as part of the offering circular for your consideration.
Forward-Looking Statements1
This page contains forward-looking statements and information relating to, among other things, the Company, its business plan and strategy, and its industry. These forward-looking statements are based on the beliefs of, assumptions made by, and information currently available to the company’s management. When used on the website and in the offering materials, the words “estimate,” “project,” “believe,”“anticipate,” “intend,” “expect” and similar expressions are intended to identify forward-looking statements. These statements reflect management’s current views with respect to future events and are subject to risks and uncertainties that could cause the company’s actual results to differ materially from those contained in the forward-looking statements. Investors are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date on which they are made. The company does not undertake any obligation to revise or update theseforward-looking statements to reflect events or circumstances after such dateor to reflect the occurrence of unanticipated events.
Hypothetical-Returns Calculator2
The projections or other information generated by the Mansion Return Analysis Calculator regarding the likelihood of various investment outcomes are hypothetical in nature, do not reflect actual investment results and are not guarantees of future results. Asset appreciation and dividends are not guaranteed and may fluctuate or not be paid at all given the volatility of single-family short-term rentals.
The methodology of this calculator does not include any comparisons or considerations of alternative investment opportunities. The results may vary with each use and over time of this analysis tool given inputs or changes in methodology. This tool does not allow the input of negative numbers due to limitations of the math and charting libraries, but it should not be assumed that negative returns are not possible.
This tool only considers home values and expenses related to the property on which the tool is displayed. To apply a similar approach to alternative criteria, we have published the math and code to the tool at Mansionlife.com/The-Maths
The Est. Annualized Return calculates the average annual return each year over the investment period based on various assumptions. In addition to the variable inputs above, the calculator assumes a 4% disposition cost, annual income growth of 5%, and a beginning value equal to the combined Purchase Price and cost of Property Improvements. This should not be confused with true IRR calculations or GIPS standards for IRR calculations. See the Math at Mansionlife.com/The-Maths
Our calculations assume 4% property disposition costs at sale, an average annual net operating income increase of 5[an1] %, and an initial property value equal to the greater of the HouseCanary reported initial value or the purchase price + upfit investment.[an2] The calculator assumes furnishings value and cash reserves value stay fixed and are returned in full at the end ofthe holding period, this assumption may not account for depletion of cash reserves or depreciation of furnishings over time.
Third-PartyData Sources3
Estimates of current home value and historical appreciation are provided by third-party data providers and are not a guarantee of future performance. Estimates of annual rent collected are based on third-party data provider AirDNA projections and are not a guarantee of future revenues. Estimates of Operating, Finance, and Other Expenses (accounting, legal, tax, and AUM or others) are best guess estimates for this property based on the manager’s best guess estimates. These numbers are NOT a guarantee of future bookings or final expenses. Short termreal estate rentals can be volatile and have the potential to go unbooked orgenerate substantially more or less revenue than estimated.
Sources:
HouseCanary Agile Insights report with complete data can be found below.
FHFA Estimates can be found here https://www.fhfa.gov/AboutUs/Reports/ReportDocuments/HPI_2023Q2.pdf
AirDNA data can be found at AirDNA.co or select data is available in our Advanced Diligence Section (paid subscription may be required on AirDNA for direct access)
Read the full details for this property in the offering circular.
This page contains forward-looking statements and information relating to, among other things, the Company, its business plan and strategy, and its industry. These forward-looking statements are based on the beliefs of, assumptions made by, and information currently available to the company’s management. When used on the website and in the offering materials, the words “estimate,” “project,” “believe,”“anticipate,” “intend,” “expect” and similar expressions are intended to identify forward-looking statements. These statements reflect management’s current views with respect to future events and are subject to risks and uncertainties that could cause the company’s actual results to differ materially from those contained in the forward-looking statements. Investors are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date on which they are made. The company does not undertake any obligation to revise or update theseforward-looking statements to reflect events or circumstances after such dateor to reflect the occurrence of unanticipated events.
Hypothetical-Returns Calculator2
The projections or other information generated by the Mansion Return Analysis Calculator regarding the likelihood of various investment outcomes are hypothetical in nature, do not reflect actual investment results and are not guarantees of future results. Asset appreciation and dividends are not guaranteed and may fluctuate or not be paid at all given the volatility of single-family short-term rentals.
The methodology of this calculator does not include any comparisons or considerations of alternative investment opportunities. The results may vary with each use and over time of this analysis tool given inputs or changes in methodology. This tool does not allow the input of negative numbers due to limitations of the math and charting libraries, but it should not be assumed that negative returns are not possible.
This tool only considers home values and expenses related to the property on which the tool is displayed. To apply a similar approach to alternative criteria, we have published the math and code to the tool at Mansionlife.com/The-Maths
The Est. Annualized Return calculates the average annual return each year over the investment period based on various assumptions. In addition to the variable inputs above, the calculator assumes a 4% disposition cost, annual income growth of 5%, and a beginning value equal to the combined Purchase Price and cost of Property Improvements. This should not be confused with true IRR calculations or GIPS standards for IRR calculations. See the Math at Mansionlife.com/The-Maths
Our calculations assume 4% property disposition costs at sale, an average annual net operating income increase of 5[an1] %, and an initial property value equal to the greater of the HouseCanary reported initial value or the purchase price + upfit investment.[an2] The calculator assumes furnishings value and cash reserves value stay fixed and are returned in full at the end ofthe holding period, this assumption may not account for depletion of cash reserves or depreciation of furnishings over time.
Third-PartyData Sources3
Estimates of current home value and historical appreciation are provided by third-party data providers and are not a guarantee of future performance. Estimates of annual rent collected are based on third-party data provider AirDNA projections and are not a guarantee of future revenues. Estimates of Operating, Finance, and Other Expenses (accounting, legal, tax, and AUM or others) are best guess estimates for this property based on the manager’s best guess estimates. These numbers are NOT a guarantee of future bookings or final expenses. Short termreal estate rentals can be volatile and have the potential to go unbooked orgenerate substantially more or less revenue than estimated.
Sources:
HouseCanary Agile Insights report with complete data can be found below.
FHFA Estimates can be found here https://www.fhfa.gov/AboutUs/Reports/ReportDocuments/HPI_2023Q2.pdf
AirDNA data can be found at AirDNA.co or select data is available in our Advanced Diligence Section (paid subscription may be required on AirDNA for direct access)
Read the full details for this property in the offering circular.
View advanced data
Take a Look Inside
This property has been furnished and redesigned to meet the Mansion Touch Design Standards by Mansion | District. Take a look below at some of the special touches in this home and a note from the designer.
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Property Details
Bedrooms
4
Bathrooms
3
Sqare feet
2,731
Sales Price per Sq. Ft.
$120
Built In
2022
Garage Spaces
2 cars
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Offering Use of Proceeds (estimated, not final)
Offering Use of Proceeds
Total Offering Amount
$799,506
Purchase Price
$607,165
75.94%
Property Improvements
$0
0.00%
Furnishings/Upfit
$55,719
6.97%
Acquisition Expense
$6,072
0.76%
Offering Expenses
$31,980
4.00%
Broker-Dealer Fee
$7,995
1.00%
Sourcing Fee
$66,288
8.29%
Cash Reserves
$24,287
3.04%
Expected first dividend
March 2024
Use of proceeds is based on assumption that offering is fully subscribed.
Offering Circular (on SEC.gov)
Subscription Agreement Sample
Disclaimers
HouseCanary AVM Report
Frequently Asked Questions
What am I investing in exactly with Mansion?
Your investment represents an ownership interest in the LLC or Company that controls the assets (cash) and controls the title to the real assets (real estate, furnishings, etc.).
Mansion acquires the real estate asset, manages the furnishing and upfit, integrates the property into the property manager and PMS systems, photographs and markets the property (including listing on marketplace sites like AirBNB, VRBO, and others), actively manages revenue operations (pricing and occupancy), manages taxes and finances for the property and the investment, then distributes profits after expenses, fees and reserves to the owners/investors in that property.
Structurally each offering is it's own LLC (Delaware Series LLC) and investors are owners/members in that LLC. That LLC (or it's local subsidiary) owns the real property.
Mansion acquires the real estate asset, manages the furnishing and upfit, integrates the property into the property manager and PMS systems, photographs and markets the property (including listing on marketplace sites like AirBNB, VRBO, and others), actively manages revenue operations (pricing and occupancy), manages taxes and finances for the property and the investment, then distributes profits after expenses, fees and reserves to the owners/investors in that property.
Structurally each offering is it's own LLC (Delaware Series LLC) and investors are owners/members in that LLC. That LLC (or it's local subsidiary) owns the real property.
How often do you pay dividends and how will I receive them?
Mansion aims to distribute dividends quarterly for most assets, but dividend payments are dependent on performance of the asset. First dividend dates listed are target estimations of when to expect first dividends to be paid. You will receive dividends sent directly back to the bank account you have connected to your Mansion account.
Who can invest in Mansion Homes?
Currently the Mansion platform is open to U.S. citizens or residents above the age of 18. Individuals do not need to be an accredited investor to participate in the Arrived platform.
All investors will receive a US 1099 document yearly for tax purposes.
Individuals may also invest through certain entities or self-directed retirement accounts, but must contact support@mansionlife.com to configure these accounts.
All investors will receive a US 1099 document yearly for tax purposes.
Individuals may also invest through certain entities or self-directed retirement accounts, but must contact support@mansionlife.com to configure these accounts.
If I buy shares in this property, do I get discounted stays like a time-share?
We have chosen to not extend any traveler discounts on property stays since that would reduce potential returns for all investors. Mansion prioritizes maximizing the value created for our investors and the value experience by out guests. Mansion may directly fund discounts to incentivize investors in the future, but would do so as a marketing expense and would pass the market price revenues to the investors.
Mansion investments are in NO WAY time shares. You are not investing to earn discounted stays nor to earn nights, investments are intended to maximize returns through dividends and the potential for home price appreciation. Of course we invite our investors and their friends and family to choose to stay in Mansion properties to support the community, and as an investor to directly benefit.
Mansion investments are in NO WAY time shares. You are not investing to earn discounted stays nor to earn nights, investments are intended to maximize returns through dividends and the potential for home price appreciation. Of course we invite our investors and their friends and family to choose to stay in Mansion properties to support the community, and as an investor to directly benefit.
Can I invest through an LLC or a Checkbook IRA (Self-Directed IRA)?
Yes, self directed IRAs are able to invest in Mansion properties and it will not trigger UBTI/UDFI. However, to invest through an LLC or SDIRA (Checkbook IRA), please contact support@mansionlife.com to configure your account, self-serve account creation for these entity types is not yet available.
What is Mansion Group?
Mansion Group is the parent holding company of various entities that all work in tandem to build the next generation global hospitality brand under the "Mansion" name. Mansion is a team of technologists, marketers, travel enthusiasts, property managers, real estate experts, and investment analysts working together to build something truly unique. We call it the "Mansion Life".
Can I stay in a Mansion rental property?
Of course! We hope our investors not only stay themselves, but encourage any friends or family traveling to cities with Mansion homes to stay with us as well. They can book through platforms like AirBnB or VRBO, or to maximize revenues to investors, book directly via the Mansion Life mobile apps.
Still have questions?
Let us answer any question you might have about this property investment.
Ask us anything
DISCLOSURE ON CALCULATOR
This calculator and calculations are for illustrative purposes only and displays a range of hypothetical investment outcomes based on the inputs you have provided and/or inputs you have selected combined with details about this offering and various assumptions on expenses and revenue improvements over time. Various potential yields are provided for illustrative purposes only. The actual investment outcomes will depend on a multitude of factors and cannot be determined in advance of the end of the investment period. Historical performance is not indicative of future results.
IMPORTANT: The projections or other information generated by the Mansion Return Analysis Calculator regarding the likelihood of various investment outcomes are hypothetical in nature, do not reflect actual investment results and are not guarantees of future results.
The methodology of this calculator does not include any comparisons or considerations of alternative investment opportunities. The results may vary with each use and over time of this analysis tool given inputs or changes in methodology. This tool does not allow the input of negative numbers due to limitations of the math and charting libraries, but should not be assumed that negative returns are not possible.
This tool only considers home values and expenses related to this property on which the tool is displayed. To apply a similar approach to alternative criteria, we have published the math and code to the tool at Mansionlife.com/The-Maths
Annualized Rate of Return shown is a basic formula that estimates cash flows based on assumptions and reflects cash flows on an annual basis. This should not be confused with true IRR calculations or GIPS standards for IRR calculations. See the Math at Mansionlife.com/The-Maths
Our calculations assume 4% property disposition costs at sale, an average annual net operating income increase of 5%, and an initial property value equal to the greater of the HouseCanary reported initial value or the purchase price + upfit investment. The calculator assumes furnishings value and cash reserves value stay fixed and are returned in full at the end of the holding period, this assumption may not account for depletion of cash reserves or depreciation of furnishings over time.
The FHFA estimates provided are sourced from the latest quarterly report by the Federal Housing Finance Agency as of August 29, 2023. Read more
IMPORTANT: The projections or other information generated by the Mansion Return Analysis Calculator regarding the likelihood of various investment outcomes are hypothetical in nature, do not reflect actual investment results and are not guarantees of future results.
The methodology of this calculator does not include any comparisons or considerations of alternative investment opportunities. The results may vary with each use and over time of this analysis tool given inputs or changes in methodology. This tool does not allow the input of negative numbers due to limitations of the math and charting libraries, but should not be assumed that negative returns are not possible.
This tool only considers home values and expenses related to this property on which the tool is displayed. To apply a similar approach to alternative criteria, we have published the math and code to the tool at Mansionlife.com/The-Maths
Annualized Rate of Return shown is a basic formula that estimates cash flows based on assumptions and reflects cash flows on an annual basis. This should not be confused with true IRR calculations or GIPS standards for IRR calculations. See the Math at Mansionlife.com/The-Maths
Our calculations assume 4% property disposition costs at sale, an average annual net operating income increase of 5%, and an initial property value equal to the greater of the HouseCanary reported initial value or the purchase price + upfit investment. The calculator assumes furnishings value and cash reserves value stay fixed and are returned in full at the end of the holding period, this assumption may not account for depletion of cash reserves or depreciation of furnishings over time.
The FHFA estimates provided are sourced from the latest quarterly report by the Federal Housing Finance Agency as of August 29, 2023. Read more
4. Gross Yield is defined by taking the projected annual revenues divided by the offering total ($108,953 / $799,506).
5. The 3.6% increase from property purchase price to HouseCanary AVM Current Value is calculated as ($629,090 / $607,155) - 1.