SysomaSysomaInvestment Club Join the club →
Sysoma Investment Club · Skagit Valley, WA

Invest in the places you call home.

Most people never get a seat at the table for the real estate going up around them. The Sysoma Investment Club changes that. Pool capital with your neighbors, vote on the projects, and share in the outcomes.

Join the club → Commitments close Nov 12
Rendering of Fieldlight Row townhomes in La Conner Watch the pitchAn introduction from Sysoma CEO Joel Fariss
$20,000Minimum investment
12%Target annualized return
OpenTo non-accredited investors
IRAEligible via self-directed IRA
Why the club exists

Your money could be building something you can walk through.

Most of our savings sit in places we'll never see: index funds, savings accounts, companies a thousand miles away. That money does fine, mostly. But it isn't building anything in our own communities.

Meanwhile, towns like La Conner and Mount Vernon need homes and downtowns built with real care. The farmland around them is protected, which makes good land scarce and good projects valuable. Yet the chance to invest in what gets built here usually belongs to private equity and institutional capital, often from far away.

We started the Sysoma Investment Club so the people who live here, and the people who care about these places, can have a seat at the table.

How it works

One commitment. Two projects. About three years.

  1. STEP 1

    Commit

    Reserve your place on Fractional with a one-time 3% transaction fee. Fractional handles the legal setup, compliance, identity verification, and payments.

  2. STEP 2

    Fund

    Once the club is fully committed, Fractional forms the club LLC and you review and sign the operating agreement. Then you fund your full investment, from savings or a self-directed IRA.

  3. STEP 3

    Put it to work

    Club capital is lent first to Fieldlight Row in La Conner, then rolls into our downtown Mount Vernon project. Members see the full underwriting, and nothing moves without a member vote.

Book a conversation to learn all the details →
Key terms

The details.

Raise$500,000, capped
Minimum investment$20,000
Target return12% annualized. A target, not a guarantee.
StructureA loan from the club to each project, repaid after the senior lenders and before all equity
TermAbout 3 years across two projects
Who can joinAccredited and non-accredited investors
Retirement fundsEligible through a self-directed IRA
Transaction feeOne-time 3%, paid to Fractional, separate from your investment
Commitment deadlineNovember 12, 2026
The two projects

Where your capital goes.

Club capital works in two projects, one after the other. In both, it sits as a bridge loan: repaid after the senior lenders, but ahead of all equity.

Rendering of Fieldlight Row: four cedar-clad townhomes with a shared garden
Fieldlight Row · conceptual rendering
Project 1 · La Conner, WA

Fieldlight Row

Under construction
Club capital deployedWinter 2026 → Spring 2027

Four modern townhomes, each organized around a full-height atrium that pulls light down through the home, all oriented toward farmland views. Fully entitled, under construction, and financed by a construction loan from BD Capital.

$2.95MTotal cost basis
$3.9MProjected sale, spring 2027
$500kClub bridge loan
Capital stack against projected sale
$3.9M sale
  • Construction loan$2.1M · 71%
  • Investment Club$500k · 17%
  • Equity$350k · 12%
  • Margin to sale$950k

The club is fully repaid at any sale above about $2.6M, roughly 33% below the projected price (vertical line).

Rendering of a restored two-story brick building in downtown Mount Vernon
Downtown Mount Vernon · conceptual rendering
Project 2 · Mount Vernon, WA

307 South First

In design & entitlements
Club capital deployedSpring 2027 → Fall 2028

After Fieldlight Row sells, club capital rolls into an adaptive reuse of a historic downtown building, with food and drink on the ground floor and boutique hospitality above. It's in design and entitlements now. The club doesn't move a dollar until approvals are in place and members have voted on the numbers.

$3.75MTotal cost basis
$6.24MProjected stabilized value
$500kClub bridge loan
Capital stack against stabilized value
$6.24M value
  • C-PACER$1.5M · 40%
  • Construction loan$1.5M · 40%
  • Investment Club$500k · 13%
  • Equity$250k · 7%

Once the building is operational, a permanent loan refinances the construction debt and repays the club. The club is fully covered at any value above about $3.5M, roughly 44% below the projection.

Projections are estimates, not guarantees. Figures before selling and transaction costs.

Invest with your IRA

No cash on hand? Use your retirement savings.

Through a self-directed IRA with Horizon Trust, you may be able to put eligible retirement funds to work in the club instead of on Wall Street.

  • Eligible accountsTraditional, Roth, and SEP IRAs, plus 401(k), 403(b), 457(b), and TSP plans from former employers.
  • Move only what you investInvesting $20,000? Transfer $20,000. The rest stays where it is.
  • Horizon does the legworkTheir team handles the transfer from your current custodian, usually in 7–10 business days.
  • Commit now, transfer in parallelMake your club commitment while the transfer is underway.
  • Fee from your IRA, tooOnce your account is funded, Horizon pays the 3% fee and Fractional refunds your original payment.

Good to know: Fidelity, Schwab, and Vanguard can't hold this type of investment, even in their "self-directed" accounts. Horizon charges its own account fees, with a discounted rate for Fractional investors.

Talk to Horizon Trust → Amber Neubig · amber@horizontrust.com

Horizon Trust is a passive custodian and does not provide investment, tax, or legal advice. Talk with your own advisor about whether this fits your situation.

Why Sysoma

Places good for soul, soil, and society.

Sysoma Partners is a real estate development firm in the Pacific Northwest. We develop, manage, and steward the places we create, all under one roof.

That matters, because the things that sink projects (cost, schedule, and what happens after the ribbon cutting) are the things we keep in-house.

Founder & CEO

Joel Fariss

Nearly two decades in design research, foresight, and placemaking strategy, including seven years leading applied research at Gensler. His work has shaped millions of square feet of real estate.

Head of Design & Strategy

Ariel Scholten

Graduate degrees in architecture and landscape architecture, and a decade designing climate-adaptive environments around the world.

Supported by a fractional CFO, strong legal and accounting partners, and a bench of advisors.

Risks

What could go wrong, and how we manage it.

Every investment carries risk, and we'd rather talk about it openly.

  • Construction and costFieldlight Row is entitled and well underway, but it isn't finished. We carry contingency and test scope with our contractor.
  • Sale price and timingFieldlight Row's return depends on selling the homes. We underwrite to the low end of comparable sales.
  • ApprovalsMount Vernon still needs its approvals. The club doesn't commit capital there until they're in place and members vote.
  • Your place in lineClub loans are repaid after the senior lenders. If a project sells or appraises far below projections, members could lose some or all of their investment.
  • LiquidityThis is a roughly three-year commitment. You can't withdraw early.
Book a conversation to talk through the risks →
FAQ

Questions people ask.

Do I need to be an accredited investor?

No. The club is open to accredited and non-accredited investors.

What is Fractional?

Fractional is the platform that runs the club. It forms the club LLC, handles legal and compliance, processes payments, distributes returns, and issues each member a K-1 for taxes.

When do I actually pay?

You pay the 3% transaction fee when you commit. You fund your full investment after the club is fully committed and you've signed the operating agreement.

How and when do I get paid?

Your return is paid as the club's loans are repaid, and Fractional distributes payments to members directly. The exact timing is set out in the club documents on Fractional.

What do members vote on?

Members approve each investment the club makes. A vote passes when at least half of club ownership votes and 60% of votes cast approve.

Can I invest more than $20,000?

Yes. Larger commitments are welcome; the minimum keeps the club to a smaller group.

Can I get my money out early?

No. Plan on holding for the full term of about three years.

Can I use my IRA?

You may be able to, through a self-directed IRA with Horizon Trust. See "Invest with your IRA" above.

I have more questions.

Book a conversation with the Sysoma team, or email joel@sysomapartners.com. We're glad to talk.

Founding members

Become a founding member.

The club is capped at $500,000, and we're aiming to lock in commitments by November 12. Founding members get something most investors never do: the chance to see their dollars at work, right here where they live.

Join the club → Rather talk first? Book a conversation →