The properties
| Market | Bedrooms | Purchase price |
|---|---|---|
| Shady Shores, Texas | 5BR | $949,000 |
| Santa Rosa Beach, Florida | 4BR | $1,100,000 |
| Santa Rosa Beach, Florida | 4BR | $1,150,000 |
The deal numbers
Figures as recorded in the client deal tracker. The return basis and reporting period require confirmation.
Florida Panhandle (30A) · 2025
- Purchase price$1,150,000
- Down payment$287,500
- Closing costs$70,500
- Design and furnishing$34,660
- Total entry cost$392,660
- Recorded annual cash flow$16,349
- Recorded cash-on-cash6.52%
Florida Panhandle (30A) · 2026
- Purchase price$1,140,000
- Down payment$228,000
- Closing costs$45,600
- Design and furnishing$133,544
- Total entry cost$407,144
- Recorded annual cash flow$4,602
- Recorded cash-on-cash1.84%
The tax position
- Purchase price$3,199,000
- Typical cost seg reclassification25% of price
- Illustrative year-one deduction$799,750
- Illustrative tax reduction at 40%$319,900
An illustration, not this client's return: 25% of price reclassified at a 40% marginal rate, the same assumptions as our calculator. Your number depends on your study, your rate, and meeting the seven day and material participation tests. We are not a CPA firm.
The full story
Peter is an Associate Partner at IBM. He is the client this business is actually built for: a high earner with a demanding career, a tax bill that grows every year, and no interest whatsoever in becoming a full-time real estate operator on nights and weekends.
He has now closed six properties with us across four years. Three of those closed in 2023 and 2024, and three more are planned across 2025 and 2026. The three most recent are a five-bedroom in Shady Shores, Texas at $949,000, and two four-bedroom properties in Santa Rosa Beach, Florida at $1,100,000 and $1,150,000.
A repeat buyer is the only unfakeable metric in this industry. Anyone can produce a testimonial from a first purchase, because at closing the client has nothing but optimism and a set of projections. Nobody buys a second property from a firm that got the first one wrong, and nobody buys a sixth unless the first five performed close enough to the model that the process itself has become boring.
The portfolio also shows the diversification logic we push on multi-property clients. Shady Shores is a Dallas-Fort Worth lake market with a metro-driven weekend guest base. Santa Rosa Beach is a Gulf Coast beach market with a very different seasonal curve and a very different guest. When a hurricane season or a regional economic wobble hits one, the other is generally unaffected. Buying three properties in the same submarket is not a portfolio, it is one bet written three times.
For a client at Peter's income level, the tax structure is doing as much work as the cash flow. Each acquisition paired with a cost segregation study produces a first-year deduction large enough to matter against W-2 income, provided the seven-day average stay and material participation tests are met for that year. That is the mechanism that lets a portfolio compound this fast without the client leaving IBM.
Questions about this deal
How many properties has Peter E. bought with BNB Accelerator?
Six across four years, with three closed in 2023 and 2024 and three more planned for 2025 and 2026.
Why does a repeat buyer rate matter more than a testimonial?
A first-purchase testimonial is collected at closing, before the property has performed. A repeat purchase is collected after the client has lived with the outcome for a year or more. About 80% of our clients buy again.
Should a multi-property investor buy in the same market?
Generally no. Concentrating in one submarket means one regulatory change, one hurricane season, or one supply glut hits the whole portfolio. Peter's properties span a Texas lake market and a Florida Gulf beach market, which have different seasons and different guest bases.
Related
- Short-term rental market analysis for Santa Rosa Beach
- Fort Walton Beach: the Emerald Coast at a discount
- Santa Rosa Beach and 30A
- Florida short-term rental regulations
- Beach property investing guide
- Ashley & Billy, 4BR beach house in Fort Walton Beach
- Mark & Farrah, 4BR beach house in Destin
- Tiffany, 5BR beach house in Destin
- Erwin & Lilyana, Beach property in Florida Panhandle
- All client case studies
- The full deal tracker
- How the acquisition process works
- Financing a purchase like this
- The design and furnishing playbook
- The tax strategy behind these purchases