A phased mixed-use development bringing modern housing, essential retail, and long-term economic infrastructure to the Alcorn State University community and surrounding rural Mississippi market.
Patton Village is being developed as a coordinated master-development strategy rather than isolated projects. Each phase can maintain separate financing and ownership while benefiting from the overall development's momentum.
Architectural site plan, massing study, unit floor plans, and amenity program for the Phase I housing component.
240 beds across 60 units, forming the economic foundation of Patton Village. All figures below are current underwriting assumptions, subject to lender underwriting, appraisal, market study, final construction pricing, and definitive financing terms.
These are alternative financing strategies for the same Phase I housing development — not two separate projects. They represent financing flexibility and risk management, not simultaneous debt.
Not a full grocery supermarket — a ~3,000 SF convenience and fresh-market format comparable in scale to a modern 7-Eleven-style neighborhood store, delivered turnkey and separately financed from Phase I.
| Completed building | Included |
| Refrigeration & coolers | Included |
| Fixtures, POS & security | Included |
| Fuel infrastructure | Where applicable |
| Opening inventory | Included |
The operator receives a substantially completed business platform rather than an empty commercial shell — essential convenience products and fresh, grab-and-go offerings ready from day one.
Final financing terms are subject to lender and Opportunity Zone investor underwriting.
A startup ramp for the operator, a fixed floor for ownership, and shared upside as sales mature. Sales assumptions and percentage-rent affordability must be validated through the independent market/feasibility study.
Opportunity Zone capital is being evaluated as equity — not a second amortizing loan. The intended strategy seeks patient, mission-oriented capital interested in rural economic development, long-term appreciation, priority return of invested capital, modest current distributions, and community impact.
An illustrative Phase II refinance scenario at Year 10 — not a guaranteed outcome.
The development company's strategy is not to place the entire master property into the Fresh Market investment entity. A separately surveyed parcel is established for Phase II, keeping the OZ investor's interest tied to that project alone.
Developer economics come from multiple sources across the life of the project — development compensation, asset management, retained ownership, cash-flow participation, sponsor promote, refinancing economics, long-term appreciation, and future phases of the master property.
Predevelopment work — feasibility, survey, environmental, geotechnical, architecture, engineering, legal, appraisal, permits, and Opportunity Zone structuring — must be capitalized before construction proceeds are fully available.
The development is intended to address real infrastructure and housing needs surrounding an HBCU community while creating privately owned, income-producing real estate and commercial infrastructure.
Adjacent to Alcorn State University, in Jefferson County and the surrounding rural southwest Mississippi market.
Detailed site, road network, and regional context map to be added as survey and site materials are finalized.
Detailed underwriting, pro formas, and legal materials are available to qualified investors, lenders, and partners through controlled access.
| Phase I — USDA §538 Pro Forma | |
| Phase I — HUD §221(d)(4) Alternative | |
| Phase II — Fresh Market Pro Forma | |
| Sources & Uses / Development Budget | XLSX |
| Capital Stack & Financing Assumptions | |
| Development Timeline | |
| Site Information | |
| Market / Feasibility Study | Pending |
| Survey | Pending |
| Appraisal | Pending |
Materials are shared under controlled access with qualified investors, lenders, and development partners.
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