A coffee downstairs. A place to create. A rooftop evening that turns into a conversation.
The Jack brings living, working and gathering into one distinctive property in Columbus’s Brewery District, near German Village. Our vision pairs spacious apartments with an Italian-style café, a creative workspace and places to spend time together.
As more of life moves online, we believe thoughtful physical spaces become more valuable. The Jack is designed around that belief.
Six apartments fully leased. Commercial LOIs in place.
All six apartments are leased to residential tenants today. Letters of intent are in place for Ravello’s and LEV SQUARE, covering the remaining commercial space. We expect to have both commercial leases signed before closing, so the entire property is fully leased at acquisition. The commercial leases are not yet executed; completing them remains a closing condition.
$561KIllustrative total equity required
15.5–15.7%Projected LP annualized return (IRR)
1.91–2.40×Projected LP equity multiple
What could a $100,000 investment look like?
A $100,000 investment is modeled to receive approximately $191,000–$240,000 in total distributions over a 5–7-year hold, including the original $100,000 capital.
Some is paid during the hold. Investors receive an 8% annual preferred return—equivalent to $8,000 per year on $100,000—paid from available property cash flow. Any unpaid preferred return carries forward without compounding; it is not a guaranteed $8,000 payment each year.
Some is paid at a capital event. In this model, that event is the sale of the property after 5–7 years. Available proceeds pay unpaid preferred return, return invested capital, and distribute the remaining profits under the investment terms.
One total, paid in stages. The $191,000–$240,000 includes both the distributions received during the hold and the proceeds received at sale. Preferred payouts and returned capital are already included—not added on top. That represents approximately $91,000–$140,000 in modeled profit before investor taxes.
Illustrative base case, not a stated minimum investment. Payment timing depends on available cash and final investment documents. The model carries unpaid preferred return forward in Year 1. Distributions and return of capital are not guaranteed.
October 20, 2026 deck base case; before investor taxes. Assumes leases at closing, 7.25% debt, 25-year amortization and an 8% exit cap rate. The equity requirement includes acquisition, closing costs, targeted improvements and opening reserves. Inspections and final documents remain closing conditions.
02 / THE SPACES
Different rhythms. One address.
WORK / LEV SQUARE
Space to make something happen.
A proposed 2,150-square-foot home for workshops, studio sessions and focused work. A small membership community shares access and a calendar for reserved gatherings.
Timothy plans to bring his Orange Visuals network of business owners and real estate professionals into LEV SQUARE as members. The offering combines workspace, reserved workshop time, client gatherings and podcast facilities, giving members several reasons to use the space. This is a sponsor-related tenant; its membership execution supports its ability to pay rent.
$51,600 annual base rent
2,150 SF × $24/SF/year, triple net. Rent begins in Month 1, with 3% annual increases. Underwriting assumes the lease is executed by closing.
Proposed interior concept
LIFE / RAVELLO’S + RESIDENCES
A daily reason to come together.
An Italian-style coffee shop is planned for the 2,184-square-foot commercial space. Above, six spacious apartments bring a residential foundation to the property.
Ravello’s has grown from espresso-cart pop-ups into an Italian Village café, bringing an existing brand and local customer following. We see a fit with neighborhood residents, professionals and visitors, reinforced by the apartments above and LEV SQUARE next door. The investor case is the tenant’s lease payments—not a share of coffee-shop sales.
$74,256 annual base rent
2,184 SF × $34/SF/year, triple net. Modeled terms include 3% annual increases, three free base-rent months and $50,000 in tenant improvements. The seven-year initial term and five-year option remain subject to the final lease.
Commercial terms are the current LOI/underwriting basis; executed leases are assumed at closing.
LIFE / THE RESIDENCES
Room to feel at home.
Six fully leased apartments provide the residential foundation for The Jack. Generous living areas, exposed brick and timber beams give each home its character.
$113,280 annual base rent
Current residential underwriting: $9,440 per month across six apartments.
PLAY / THE ROOFTOP
Stay a little longer.
The upstairs patio adds an outdoor setting for conversation and connection. Alongside the flexible ground-floor spaces, it broadens how people can enjoy the building.
Specific event uses, occupancy and operating arrangements remain subject to required approvals.
Proposed patio concept
TRIPLE NET, IN PLAIN WORDS
Base rent, plus a share of property costs.
In addition to base rent, each commercial tenant is expected to reimburse its agreed share of property taxes, building insurance and eligible operating costs. Utilities are paid directly or reimbursed as the leases specify. This reduces the portion of those costs carried by the property owner; it does not eliminate all owner expenses or capital repairs.
The apartment rent roll currently totals $113,280 in annual base rent. Together with the two commercial base rents, that is $239,136 a year before rent concessions, vacancy, reimbursements and other income.
03 / THE INVESTMENT
One property. Multiple sources of income.
Residential rent anchors the plan. Commercial leases and expense reimbursements support the mixed-use strategy.
$1.75MModeled purchase price
5–7 yearsTarget holding period
8%Modeled LP preferred return
The approach
Complete the commercial leases before closing, acquire the property, and carry out targeted improvements. Operate with disciplined expenses and replacement reserves.
The property’s underwriting includes rent from LEV SQUARE. Membership and studio business revenue belongs to the tenant business and is not additional property rent.
The return structure
The working model uses a cumulative, non-compounding 8% LP preference, with unpaid amounts carried forward. Residual profits are modeled 60% to LPs and 40% to sponsors, subject to the final governing documents.
Distributions depend on available cash. Neither the preference nor the return of capital is guaranteed.
Illustrative working assumptions, not an offer or a commitment. Final economics, financing and investor terms may change. The workbook is the reference for current projections.
04 / HISTORIC CHARACTER
A warehouse past. A connected future.
Brick, timber and generous proportions give The Jack its identity.
The former warehouse was converted to mixed use in 2012, with a comprehensive renovation that included its mechanical systems and roof, according to the project history provided. The business plan is for targeted work rather than a major rehabilitation: $18,000 of building improvements plus $50,000 of Ravello’s tenant improvements. The plan assumes no major deferred maintenance is identified during inspection; the 2012 renovation alone does not establish current condition.
05 / THE PEOPLE
A local network. A personal commitment.
Timothy Zaritskyy
Founder, Orange Visuals · Co-sponsor
Timothy founded Orange Visuals, marketing $2 billion in real estate annually across more than 2,000 transactions per year. A Forbes 30 Under 30 honoree in Marketing, he led branding and marketing for Skyy Spaces in Bridge Park.
His experience includes multi-state Chick-fil-A campaigns, work for Charleys Cheesesteaks, and fractional CMO leadership.
Alec Miller
Investor and capital markets advisor · Co-sponsor
Alec has participated in more than $500 million in commercial real estate transactions throughout his career, with ownership and institutional brokerage experience spanning acquisition, capitalization and exit.
As an advisor with Colliers Debt & Structured Finance, he arranges debt and equity for commercial real estate sponsors.
Sponsor-provided experience. Marketing and transaction volumes are not assets owned or investment returns. Affiliations do not imply endorsement.
THE PLAN, WITH PERSPECTIVE
Underwrite the possibilities. Respect the risks.
Commercial tenancy and operating execution
Lease completion, tenant credit, business performance and replacement leasing affect cash flow. Alternative uses can require downtime, capital and approvals.
Building costs and financing
Inspections, insurance, taxes, repairs and loan terms can change the capital needed and the cash available for distributions.
Exit value and investor liquidity
Sale prices depend on income, capitalization rates and market conditions. A 5–7-year hold is a target. Investors may lose some or all of their capital.
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