Webinar: MF Income Fund I Performance Review

MF Income Fund I Webinar Recap: Performance, Strategy, and What’s Ahead

Today’s MF Income Fund I Webinar provided investors with a transparent, in-depth look at the fund’s performance, structure, and forward strategy. Hosted by Dustin and Hayden, the session walked through how the fund operates, the role of strategic partnerships, and how the team is positioning assets in the current market environment.

Fund Structure and Purpose

Dustin opened the session by outlining the structure of MF Income Fund I. The fund currently encompasses more than 3,000 units, with approximately 1,800 units located in the Houston market, and manages over $250 million in assets.

The strategy centers on multifamily communities that can be clustered geographically, allowing for operational efficiencies, stronger property management, and enhanced value creation for investors.

Returns and Performance Highlights

The team reviewed the fund’s targeted 15–17% annualized returns, with current realized returns ranging between 9–11%, depending on an investor’s share class.

A key driver of performance has been the use of tax abatements secured through partnerships with local housing authorities, which materially reduce property tax expenses. These savings directly increase net operating income and cash flow—particularly impactful in recently refinanced assets—creating immediate and durable value for the portfolio.

Market Conditions and Operating Strategy

The discussion also covered broader market trends, with a focus on Houston. New multifamily supply peaked in 2024 and has since dropped significantly, setting the stage for improved rental fundamentals and reduced competitive pressure.

The team emphasized disciplined decision-making around hold and sell strategies, noting that timing and market cycles play a critical role in protecting returns and maximizing long-term outcomes.

Strategic Partnerships and Risk Mitigation

A cornerstone of the fund’s approach is its partnership with local housing authorities, including a meaningful collaboration with the Houston Housing Authority that began in December 2023. These relationships not only support affordable housing initiatives but also provide long-term tax stability for the assets.

Importantly, the team stress-tests these benefits under downside scenarios to ensure investor protection, reinforcing the fund’s conservative underwriting philosophy.

Distributions and Diversification

Investors were reminded that the fund maintains consistent monthly distributions, paid on the 15th of each month, with transparent reporting on performance. To date, distributions have met or exceeded expectations, supporting the fund’s goal of steady, reliable income.

Looking Ahead: Fund II

The webinar concluded with a preview of MF Income Fund II, which is designed to increase diversification by investing across multiple assets and raising up to $5 million. Building on the foundation of Fund I, the next fund aims to continue delivering stable cash flow while expanding long-term value opportunities.

Investor Q&A and Closing Thoughts

The session wrapped with a robust Q&A covering underwriting assumptions, cost structures, legislative considerations such as House Bill 21, and how individual deal economics differ across the portfolio. The team’s candid responses reinforced a commitment to transparency and active investor communication.

Key Takeaway

In a market defined by uncertainty, MF Income Fund I stands out for its disciplined execution, strategic partnerships, and consistent performance. The fund’s blend of stable income, conservative risk management, and thoughtful growth continues to resonate with investors seeking dependable returns without sacrificing long-term upside.

For those interested in learning more or exploring Fund II, the Momentum team remains available for follow-up conversations.