May 2026 Newsletter - Hammerhead Capital Inc.

Hammerhead Capital Activity

New Deals in the Pipeline

In April, we submitted 140+ offers, another monster month. One got accepted this month as well, a few more still in negotiation. We also upped our direct mailers for inbound leads and are discussing options with a ton of warm leads. The market is tough, really tough to buy correctly, but the volume is there and it's only a matter of time. Flip Fuel Lending has a few loans in progress, and the Hammerhead Capital umbrella has officially grown to 10 employees. The foundation keeps building!

Lake Norman Single Family Project Under Contract!

We just locked up another land deal on Lake Norman, one of the most coveted waterfronts in North Carolina, and we are fired up about what we can build here. There's an HOA involved, and while a lot of builders would have passed on this deal for exactly that reason, we structured our contract with a clear timeline and contingencies that protect us if approvals get complicated. That's the standard around here, always thinking two moves ahead before we're committed. The vision for this lot is already taking shape, and you're not going to want to miss this one unfold.

Current Projects

Charlotte, NC Scrape and Build Triplex Under Contract!

In March we got a single-family home under contract in Charlotte for $450k. The plan is to demolish and build a luxury duet in its place, each projected to sell around $840k for a total of $1.68M+. Total build cost sits around ~$810k. The numbers work great with an excellent profit and we are excited about this one. This is expected to close mid June after some survey delays. If you are interested in being a passive investor on this, we do have some space open for this opportunity still. We have raised $120k of the $195k open for this, so it is filling fast. Reach out if interested!

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Charlotte, NC Triplex New Development Under Contract!

We have a land deal under contract where we plan to build a side-by-side triplex townhome development and sell each unit individually. The land is under contract for $75,000, construction is expected to cost around $660,000 ($220k per unit), and projected sales come in around $1,080,000 ($360k per unit). If completed in about eight months, we are targeting a very healthy profit here.

We have already raised $130k for this opportunity and are grateful for the passive investors who have partnered with us on it. There is still ~$30k available if anyone else wants in. We expect to close on the land mid May and get construction moving shortly after. Reach out if you are interested!

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Charlotte, NC Fix and Flip and New Construction Underway!

Our Charlotte “two for one” project, which includes a fix and flip plus a new build, is finally gaining strong momentum. What started as a projected $120,000 profit turned into a bit of a roller coaster with foundation issues, septic surprises, grading hurdles, and even some driveway related permit delays. We jokingly started calling the project “Break Even,” because real estate definitely has a way of keeping you humble.

The good news is the new build is now moving along quickly with permits secured and construction progressing, and the fix and flip has finally pushed past the permit hold ups that slowed things down earlier. With those hurdles behind us, we are now moving forward quickly on both sides of the project. The goal is to have the break even property fully completed by mid to late May and ideally listed for sale in May. This project is fully funded, and we are grateful for the continued trust from our passive investor partners as we push toward the finish line.

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Charlotte, NC New Development Under Contract to Sell!

This new build is done and the results speak for themselves. Listed at $384,900, under contract at full ask on day 3. We are targeting a close at the beginning of May and it has been smooth sailing from the start. All-in cost sits around $260,000. The numbers landed exactly where we wanted them. This one was fully funded by our passive investor partners, and we are grateful for everyone who backed it.

Check out the listing here: 6900 Barrington Dr, Charlotte NC

Some of Our Recent Projects

32 Unit in Lancaster, SC

The refinance is complete with a 5.75% rate on a 30-year term and a $140,000 cash-out, boosting cash flow and bringing all preferred returns current. Distributions began in March 2025 with projected returns of 8–10%. Since we haven’t received an offer that meets our target after listing at $2.7 million, we’ve decided to hold and continue stabilizing. We plan to raise rents, add water and sewer back billing, partner with a nonprofit to cut taxes by over half, and work to remove flood insurance. If all is successful, investor passive cashflow returns could exceed 15%, far above our initial projections from rent collections. This strategy could also increase the property’s value by over $600,000—bringing investors close to doubling their initial investment in equity while continuing to earn strong cash flow, setting us up for either a profitable refinance or sale in the future.

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Charlotte, NC Airbnb Live!

Our house hack renovation is complete and our Airbnb has been live for a bit now. It has been booking consistently on the weekends, adding extra revenue with minimal effort, and it has been great. The property is fully furnished, the hot tub is installed, and guests have been enjoying the space. What makes this one compelling long term is that once we eventually move out of the main unit, both sides can be rented, which significantly increases the overall cash flow potential.

Check out the listing here: Airbnb Link  

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Charlton, MA Multifamily - BRRRR Project Complete!

Two months ago we sold the first building in our 7 unit property in Charlton, MA. After the second building fell out of contract, we pivoted and refinanced instead of relisting. That refinance is now complete. We pulled capital out, returned all principal to our investor partners, and distributed additional profit on top of that.

Now we are just holding. The property cash flows, everyone involved gets paid, and we have zero money left in the deal. Equity growing, cash flow coming in, no money out of pocket. We essentially got this property for free. It's hard to complain about that! Thank you to all the passive investors involved that trusted us.

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Rock Hill Fix and Flip Sold!

This Rock Hill, SC fix and flip has sold. Full renovation, strong double digit percentage returns delivered to our passive investors. We acquired the property for $183,000, put roughly $100,000 into renovations, listed at $369,900, and strategically adjusted to $361,000 to drive buyer activity and get it closed. The deal was fully funded by private capital. Investors have already received their principal back plus strong returns. Grateful for everyone who partnered with us on this one.

Check out the before and after here: Instagram and the listing details here: 950 Dunlap Roddey Rd, Rock Hill SC.

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Mint Hill, NC Fix and Flip Sold!

This Mint Hill, NC fix and flip has sold. Went under contract in less than 24 hours of listing and closed at $349,900, delivering strong double digit returns to our passive investors. Fully funded by private capital, and everyone has already been paid back with profit. Another clean execution. Disciplined underwriting, efficient renovation, downside protected.

Check out the listing here: 9606 Heartwood Ln, Mint Hill NC

Current Partnerships and Businesses!

To learn more about what we do or to connect with the team, visit tidetimberventures.com

Flip Fuel Lending Born!

Real Estate News!

Fix and Flip / New Build Residential Market Update Charlotte Metro | April 2026

April brought modest stabilization to Charlotte's residential market. The median sale price came in at $427K, down 1.3% year over year, with homes averaging 55 days on market — up from 51 days the prior year. The February snowstorm-delayed closings appear to have largely cleared, with pending activity picking up heading into spring. (Redfin)

Townhomes remain the softest segment, with listings at a record 2,000+ units and prices down 2.2% year over year to $349,450. Single-family held relatively flat. Axios Overall active listings remained above 12,500, running 12.3% above 2019 levels — more supply, softer prices, and selective buyers continue to define the environment. (Axios) (Homes.com)

On the capital side, fix and flip loan rates hold at 9% to 13% with 1.5 to 3 origination points, interest-only during the hold period. Margins remain compressed. Operators buying right and controlling renovation budgets are still producing — everyone else is learning an expensive lesson. (Grafton Funding)

Mortgage Rate News April 2026

Rates opened April near 6.27%, dipped to around 6.10% mid-month, then reversed. By month-end, the 30-year fixed settled around 6.39% — still better than the 6.51% recorded a month prior. The Fed held rates steady at its April meeting, citing geopolitical uncertainty, marking the third consecutive hold. (Yahoo Finance + 2)

Year over year, the 30-year is down 46 basis points from 6.76% — a real improvement in purchasing power. Still, the path lower is not linear. Underwrite to today's rates. Deals built on projected cuts are not deals. (Norada Real Estate)

New Charlotte, NC Networking Events Loading!

We host monthly meetups and want to do quarterly mastermind getaways—mixing business with connection and strategy. If you're in the Charlotte area and haven't joined yet, check out the group below and plug into a network built for bold thinkers.

Next Month’s Focus: Building Without Burning Out

Building a business is demanding, and this month we’re creating space for a more honest conversation around what it really takes to lead and scale sustainably. We’re diving into mental health, hiring decisions, and team dynamics, with a focus on how founders and entrepreneurs can build high-performing teams without sacrificing themselves in the process.

Join us at our upcoming meetup event! Reserve your spot here:

Want to work with us?

Beyond the Build with Wendell Butler

Big news. We’re leveling up. 🚀 

What started as The Real Estate Take is evolving into something bigger — Beyond the Build with Wendell Butler.

Same host. Same real, unfiltered conversations around entrepreneurship, real estate, and building life on your terms… just a name that finally matches the vision. Because this isn’t just about deals and properties anymore. It’s about the mindset, the grind, the wins, the losses — and everything it actually takes to build the life you want.

New name. Bigger mission. Let’s go. 🔥🎙️

Beyond the Build with Wendell Butler ▶️ Link in bio / wherever you listen.

Meet the President of Hammerhead Capital Inc.

Follow Wendell Butler’s social media for real estate insights, deals, and behind-the-scenes of building a business. Stay plugged into the journey! 🚀

Follow Wendell’s journey, insights, and upcoming opportunities ⬇️

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