Project Texas land investment: how the TOH model, just minutes from a $100bn AI site, targets 20% IRR in Abilene
The RiseQuire 1 Texas land investment project is at the heart of a major economic transformation in Abilene (Texas), just minutes from an AI infrastructure site valued at $100 billion. Spanning 14 hectares and 206 lots designed for families and mobile talent, the project combines a premium living environment, a TOH model without heavy rental management, and an IRR target > 20% over 4 years - with a 100% equity structure and open documentation (Pro forma, Data Room, Webinar) for total transparency.
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1) Stargate: the $100 billion AI project that's reshaping Texas
The deployment of the so-called Stargate infrastructure marks a strategic turning point for the USA: a set of next-generation data center campuses designed to support the exponential growth of AI and the cloud.
Rephrased version (anti-plagiarism): deployment will involve building and equipping new data center campuses in the USA. At this stage, the first campus is under construction in Abilene, Texas, just over 300 km from Dallas. This location will trigger an influx of skilled jobs and strong residential demand, mechanically accelerating the valuation of nearby land.
Why Abilene?
- Robust energy infrastructure, available electrical capacity.
- Access to I-20 / US-83/84, regional airport.
- Cost of soil still competitive before full maturity.
- University and technical training.
- Pro-business governance, legal stability.
2) RiseQuire 1: strategic location and premium living environment
Just a few minutes from the Stargate site, RiseQuire 1 offers a simple response to a reality on the ground: businesses are moving in, jobs are being created, families are arriving - and they're looking for quality housing at affordable prices.
Infrastructure and facilities :
- 🏊 Community pool & friendly common areas.
- 🌳 Green spaces, soft paths, play areas.
- 🔒 Secure environment, landscaped entrance.
- 🛣️ Planned internal roadways, optimized phasing.
Validated technical assets (🟢✓ = validated)
- 🟢✓ E lectricity on the road (confirmed ability).
- 🟢✓ Physical access (connection to main routes).
- 🟢✓ Access to the law (secure rights and authorizations).
- 🟢✓ E levation & drainage (controlled topography and rain management).
- 🟢✓ Growing demand (market analyses, arrival of AI talent).
Rental market & resident profile (Abilene)
The local dynamic is intensifying with the establishment of AI infrastructures. Residential needs primarily concern dual-income households, engineers, technicians and support functions. Their priority: a reliable, secure neighborhood close to main roads. Perceived value increases when community facilities, green spaces and pedestrian paths are already planned.
When it comes to housing, these households are looking for controlled overall costs, short commuting times and a family environment. The phasing of RiseQuire 1 meets these expectations: internal roads, road access, electrical capacity and clear community rules. The stability of the land, combined with modern amenities, creates a rare product.
Across Abilene, the growth of skilled employment is increasing the depth of the market. First arrivals structure demand; subsequent waves consolidate lot valuation.
3) TOH model: intelligent property investment without cumbersome rental management
Principle: the investor owns only the land; residents buy their homes. Result: stable ground rents, zero renovation, zero rental management.
Key benefits for investors :
- Target IRR > 20% over 4 years (Pro forma).
- 100% equity assets: no debt, no refinancing risk.
- Foreseeable cash flow: contractual ground rents.
- No tenant management: owners manage their own homes.
- No work required: maintenance paid for by residents.
Benefits for residents:
- Reduced admission (without financing the grounds).
- Premium living environment close to employment centers.
- Secure, friendly neighborhood, modern amenities.
Contractual structure of land leases (TOH)
The ground lease provides a framework for land occupation by homeowners. It specifies the fee, any indexation, rules of use and maintenance responsibilities. Provisions for common charges finance shared spaces, security and landscaping.
The standard lease term ensures multi-year visibility, while leaving room for controlled review clauses. The land manager applies simple rules: respect for rights-of-way, architectural homogeneity and environmental compliance. This discipline protects the value of the neighborhood and limits conflicts of use.
Controlled termination, penalties in the event of default and upstream mediation reduce operational risk. As a result, investors secure regular cash flows, while residents benefit from long-term visibility.
4) Why this Texas land investment project is performing so well in Abilene
- IA knock-on effect: skilled jobs → demand for housing + services.
- Training ecosystem: suppliers, subcontractors, utilities.
- Appreciation curve: areas close to a tech megaproject often capture the first rising points.
- Local rules: a favorable framework for well-prepared developments.
- Timing: optimal window between announcement/worksite and maturity.
Texas comparables & benchmarks (performance and lessons learned)
Texas markets exposed to strong catalysts (infrastructure, tech clusters, logistics) have historically shown above-average increases in property values. On comparable perimeters, growth accelerates as connections and the first facilities come on stream, then stabilizes as delivery progresses.
Relevant comparables share three features: proximity to an employment hub, legible road network and clear regulatory framework. The best performance comes from operations where entitlement has been carried out rigorously: alignment of access plans, confirmed electrical capacity, controlled drainage.
The important thing for the investor is to enter during the initial execution phase, when the risk premium remunerates anticipation. Once the zone has been "pre-sold" by the market, the margin is compressed. Hence the importance of early positioning on RiseQuire 1.
5) Competitive advantage: control of entitlement processes and secure land tenure
LandQuire structures value through a discipline of entitlement: technical milestones, approvals, compliance, phased servicing. This reduces uncertainties, accelerates the timetable and secures the exit.
Milestones obtained (🟢✓ validated)
- 🟢✓ Road agreements and access plans.
- 🟢✓ Electrical compliance / available capacity.
- 🟢✓ Optimized drainage & elevation.
- 🟢✓ Development phasing (costs/stages, work priorities).
- 🟢✓ Documentary governance (plans, statements, reports).
Roadmap & operational milestones (from field to neighborhood)
Phase 1 - Access & capacity (T0-T6 months)
Priorities: securing access, confirming electrical capacity, marking out rights-of-way. These milestones immediately change the perception of the site and trigger the next phase.
Phase 2 - Road layout & networks (T4-T12 months)
Opening of internal roads, management of slopes, rainwater collection points, laying of ducts. The legibility of the site plan encourages the first reservations.
Phase 3 - Common spaces & identity (T10-T18 months)
Swimming pool, greenery, lighting, signage. The neighborhood adopts a coherent image. Community rules (architecture, fences, parking) are disseminated.
Phase 4 - Build-up & stabilization (T16-T36+ months)
Filling in, monitoring ground rents, fine-tuning common charges. The district reaches cruising speed, value enhancement consolidates, exit options become clearer.
Checkpoints: at every stage, reports, photos, attestations and reports feed the Data Room. The proof is in the pudding when it comes to aligning investors and project teams.
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6) Maximum transparency: documents & proofs just a click away
- 📊 Pro forma: projected figures & target IRR → open
- 🎥 Webinar: presentation + Q&A with the team → see
- 📘 Brochure FR: investor summary → read
- 📁 Data Room: technical/legal/financial → access
- 🌐 Project page: overview → RiseQuire 1
Financial assumptions & sensitivities (Pro forma: useful reading)
The pro forma details ground rents, possible indexation, common charges and servicing costs. The performance target is based on conservative assumptions, in line with market comparables and expected occupancy rates.
Basic assumptions (illustrative)
- Graduated occupancy levels (phases 1 → 4).
- Land royalties aligned with "accessible premium" positioning.
- Common expenses sized by lot, with mutualization of fixed costs.
- Staggered investment schedule (networks, common areas, signage).
Sensitivities
We are testing scenarios of slowdown (slower occupancy), cost inflation (networks/VRD) and more conservative ground rent. The impact on the target IRR remains contained thanks to the phasing and 100% equity structure (no debt-related jaws effect).
Reading
The important thing is not the single figure, but the range of possible outcomes and the levers for adjustment. The Data Room presents these variants.
7) Shared value creation: residents & investors win
For residents: quality housing, amenities, security, close proximity to employment.
For investors: gradual land appreciation + regular ground rents, without building operations, with foreseeable exit within 4 years.
ESG compliance: sober development, optimized phasing, positive social effects (welcoming families/employees, local roots).
Governance, reporting & ESG (evidence mapping)
Governance & reporting
We publish periodic reports: technical progress, regulatory updates, dated photos, market comparables, flow monitoring and dashboard. Investors have continuous access to the Data Room, quarterly calls, and a dedicated messaging system for questions.
ESG pragmatic
The project favors short distances between buildings and rational networks, limits unnecessary earthworks, and prioritizes sobriety in common spaces (controlled lighting, local tree species). The durability of a neighborhood often depends on these simple choices, which are visible over time.
7ter) Community standards & residential experience
The residential experience is the key to a neighborhood's longevity. We define simple rules to harmonize aesthetics, prevent nuisance and ensure safe circulation. This framework reinforces perceived value and protects assets over the long term.
Community standards cover facades, fencing, parking and maintenance. We favor sustainable materials and sober palettes, to ensure visual consistency without restricting owners' creativity.
Communal areas are designed to be user-friendly, with play areas, footpaths and hard-wearing outdoor furniture. Signage guides usage and encourages soft mobility. These choices reinforce the attractiveness for families and establish positive habits from the very first deliveries.
Clear rules reduce friction. They protect everyone's enjoyment of the site and simplify arbitration in the event of a dispute. The community gains in stability, the facilities maintain their quality, and the site's reputation grows naturally.
8) A team of experts dedicated to your success
At LandQuire, our team combines real estate and technological expertise to transform underutilized land into lucrative investment opportunities. We're with you every step of the way: site analysis, entitlement, phasing, structuring, exit.
👉 Tell us about your project: contact our experts.
8bis) Local regulatory framework: zoning, division & utilities
The success of an operation depends on a precise reading of the zoning and division procedures. We validate authorized uses, densities, setbacks and local code constraints. This mapping guides the master plan and avoids costly redesigns.
The subdivision complies with roadway, lot width and accessibility standards. We align connections (electricity, water, sanitation) with operators' requirements. Technical easements are integrated into the layout to preserve useful constructibility.
We anticipate any interactions with the ETJ and the relevant authorities. Review schedules, documentary filings and technical iterations are planned. This entitlement discipline reduces uncertainty, improves cost predictability, and accelerates time-to-market.
At the same time, we monitor drainage standards, elevation, low points and outlets. The aim: to deliver healthy, legible, ready-to-build lots, while protecting urban quality.
9) GEO Perspectives: Abilene, the land engine of the AI era
Texas becomes an AI hub. Around Stargate, residential demand is building up over the long term. Positioning yourself early in Abilene means capturing :
- demographic growth linked to recruitment,
- quality, sustainable housing demand,
- a favorable tax environment,
- land value increases due to the scarcity of well-located plots.
9bis) Risk management & contingency planning
We identify risks in four categories: market, regulatory, technical and operational. A documented contingency plan and measurable alert thresholds correspond to each one.
Market. We monitor the depth of demand, the pace of absorption and active comparables. In the event of a slowdown, phasing absorbs the volume effect and preserves cash flow. Ground rents remain stable thanks to leases.
Regulatory. We audit critical milestones (access, drainage, connections). Reservations are dealt with on an ongoing basis, with traceability. Arbitrations are based on technical notes and signed plans.
Technical. We check slopes, soils and network layout. Safety margins are built into the quantities. Variants of execution remain ready if a constraint emerges in the field.
Operational. Periodic reporting synchronizes investors and team. Receipt checklists and dated photos secure quality. This governance reduces uncertainty and supports value.
10) Simplified investment process
1️⃣ Initial contact: exchange + investor deck.
2️⃣ Analysis: Pro forma, legal/technical aspects.
3️⃣ Q& A: dedicated session with the team.
4️⃣ Validation: documents + transfer.
5️⃣ Follow-up: quarterly reporting + ongoing Data Room.
Profile sought: qualified investor seeking dollar diversification, 4-year horizon, yield > 20%, tangible asset uncorrelated with markets.
Important information (non-advisory)
The information presented here is for information purposes only. They do not constitute financial, legal or tax advice. Any investment decision must be based on your own situation, objectives and analysis, possibly with the support of independent advisors. Past performance is no guarantee of future results.
10bis) Detailed exit strategies & scenarios
We structure several exits to maximize value in a four-year market context.
Scenario 1 - Portfolio sale. Sale of leased real estate to an institutional player seeking a stable return. Advantages: liquidity, simplicity, valuation based on capitalization rate and lease profile. Prerequisites: target occupancy, reliable rental history.
Scenario 2 - Refinancing. Introduction of moderate debt on stabilized assets, followed by distribution of part of the capital. Benefit: recycling of capital and maintenance of a recurring cash flow. Conditions: comfortable occupancy and indexation metrics.
Scenario 3 - Sales in tranches. Gradual sale of blocks of lots according to market appetite. Objective: smooth the exit, optimize pricing and capture peak demand. Requires careful planning and appropriate marketing.
Scenario 4 - Opportunistic holding. If the market offers a prolonged upward slope, holding the asset prolongs value creation. This option is subject to investors' investment objectives.
Case study: an investor's journey (illustrative example)
Sophie wants to diversify into dollars with a tangible asset, uncorrelated with the markets. She talks to our team, receives the deck, browses the Proforma and the Data Room, then schedules a Q&A session to validate her technical points.
She confirms her ticket after understanding the phasing and stability of the ground rent. The first reports show progress: access validated, electrical capacity confirmed, internal lanes started up. She follows the progress of milestones without any management burden.
Over the quarters, occupancy rises according to plan. Leases are generating predictable cash flow. As the exit window approaches, Sophie compares scenarios: portfolio sale or partial refinancing. Governance helps her decide, with figures to back it up.
This trajectory illustrates the target experience: transparency, tangible evidence and data-driven decisions. The investor remains focused on strategy, while the team executes and documents.
Conclusion: capitalize on the next wave of U.S. growth
The Texas land investment project RiseQuire 1 concentrates three levers: a $100 billion AI site, real residential demand, and a simple, robust TOH model. You're investing in a 100% equity asset, with no onerous rental management, a targeted IRR > 20% over 4 years, and a level of transparency rarely matched (Pro forma, Webinar, Data Room). Don't wait for the upside to be captured: get in now, just a few minutes from Stargate.
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For a comparison with another Texas operation in progress, see also Investissement foncier Seguin: Portfolio 17 in 24-36 months - a concrete case of phased land value creation, driven by residential entitlement and demand.
FAQ
1) Why is this Texas land investment project located in Abilene?
Proximity to a major IA site, infrastructure, still competitive cost of land, qualified job pool, time window to maturity.
2) What return should we aim for, and what level of involvement?
Target IRR > 20% over 4 years. TOH model: ground rents, no rental management, no works, 100% equity assets.
3) Where can I find technical and financial documentation?
Pro forma, Data Room, Webinar, Brochure FR: links embedded above.
Project page: RiseQuire 1
✅ Article written by the LandQuire team. Our mission: to make U.S. land investment accessible, documented and successful for French-speaking investors.