Weekly
Field report + site video
A concise progress record published in active and quiet weeks alike—because reporting discipline matters most when progress is less visible.
Private working draft · Not approved for public distribution
Annapolis · Maryland
Waterfront estate.
$397/sq ft basis.
37% downside cushion.
Here's the address: 1254 Washington Drive.
Concept rendering · Not architectural drawings
10projects completed
$5.10Mgross realized sales
$998Krealized profit
100%vertically integrated execution
Our operating thesis
Promise like a bank. Share like a partner. Prove like an auditor.
Eadora Capital is a boutique real estate investment firm serving the Washington–Annapolis corridor.
We pair local acquisition judgment with vertically integrated design and construction. Core trades are self-performed; specialty scopes are secured at locked subcontractor bids. The objective is simple: fewer layers between the investment thesis and the work itself.
The Annapolis project
A rare waterfront basis. An execution-heavy opportunity.
A 9,960-square-foot brick residence on a double lot with 100 feet of waterfront, a deep-water pier, and the only grandfathered boathouse on the cove.
Acquired as a distressed shell at approximately $95 per square foot, the property is already stripped to studs and joists—making both the scope and the risks visible before reconstruction begins.
9,960 SFBrick waterfront residence
100 FTWater frontage on Oyster Creek
$397/SFBase-case underwritten exit
37%Distance from low case to LP break-even
Concept rendering · Not architectural drawingsThe work is already exposed
Designed from the structure outward.
The renovation begins with a visible frame, not hidden finishes. The existing-condition record establishes the baseline against which progress will be measured.
Underwriting discipline
Returns begin with basis—not optimism.
The public site presents the operating logic. Detailed terms, projections, and definitive offering documents remain available only through the verified investor process.
Acquisition$950KApproximately $95 per square foot
Total project cost$2.16MIncluding construction contingency and financing
Base exit assumption$3.95M$397 per square foot
Target execution window15 mo.12-month build + 3-month sale period
Realized work
A local record measured in completed exits.
Nine projects sold and one refinanced, representing $5.10 million in gross realized sales and $998,000 in realized profit.
Carroll Avenue$850K sale$217K profit
Old Crain Highway$760K sale$178K profit
McBride Lane$399K sale$125K profit
Sam Owings Place$610K sale$113.5K profit
Capitol Heights$385K sale$94K profit
Pasadena$485K sale$85K profit
1523 Eton Way is held and was refinanced after a $900K appraisal; created equity is not represented as a realized sale.
The Live Deck
Visibility is an operating system, not a quarterly update.
The reporting program is designed to make the project inspectable throughout the hold—not merely explainable after the fact.
Monthly
Live walkthrough + Q&A
A recurring third-Thursday session, supplemented by milestone briefings at permit approval, framing completion, and listing.
Every draw
Independent verification
Third-party inspection confirms work in place before construction funds move.
Always on
Jobsite visibility
Live camera access, a standing site-visit invitation, and a document-level data room create an inspectable record.
The vision
Institutional process. Residential-scale precision.
One address, one documented plan, and a reporting cadence built to surface both progress and problems early.
Concept rendering · Not architectural drawings
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