Liva — Live Active at Travelers Rest
Managed by Clear Mountain Properties · Multifamily, Ground-up development · Opportunity Zones in South Carolina
A build-to-rent (BTR) community on 10.5 fully-entitled acres at 208 Tubbs Mountain Rd, Travelers Rest, SC — fastest-growing North Greenville submarket, directly on the Swamp Rabbit Trail corridor. 120 apartments plus 32 townhomes (152 units), breaking ground 2026. North Greenville submarket has zero projected multifamily deliveries in the near term — a true first-mover position. A comparable property half a mile away (The Standard at Pinestone) drew 23 first-round offers in 2024 at $230K+/door.
Overview
Liva — Live Active at Travelers Rest — is a build-to-rent (BTR) community on 10.5 fully-entitled acres at 208 Tubbs Mountain Rd in Travelers Rest, South Carolina, one of the Upstate's fastest-growing submarkets. The program comprises 120 apartments on the western parcel and 32 townhomes on the eastern parcel (152 units total), with central amenities including a pool, clubhouse, fitness center, dog park, and bike barn.
Site is 100% entitled with Land Disturbance Permits secured (May 2025); civil and architectural drawings are complete. GC bids are finalized. Sponsor expects to break ground in 2026, coinciding with the City of Travelers Rest's adjacent N. Poinsett Highway streetscape program. Initial units delivering approximately 12 months after groundbreaking; full 18-month delivery timeline.
At a glance
Targets are sponsor-stated and not guaranteed.
Fund briefing
A walkthrough with the managing principal — strategy, the thesis, track record, and what investors should expect.
Investment thesis
North Greenville submarket has ZERO projected multifamily deliveries over the next several years, creating a first-mover advantage. Sunbelt supply has cooled after elevated 2020–2024 deliveries, setting up favorable delivery timing.
Travelers Rest population growth: +3.43% annually since 2020. Avg. household income $77,950. Greenville County growing at 1.97% — double the U.S. rate.
Comparable: just ½ mile away, The Standard at Pinestone ran a 2024 sales process with CBRE that resulted in 21 tours, 23 first-round offers, and bids exceeding $230K/door — validating institutional capital appetite in this submarket.
Exit optionality: the site is structured to support multiple exits — single stabilized community or sub-divided sale of MF and townhome parcels.
Geographic focus
Travelers Rest, South Carolina — North Greenville submarket. 10.5 acres at 208 Tubbs Mountain Road, directly along the Swamp Rabbit Trail corridor and adjacent to the N. Poinsett Highway streetscape program.
Investor timeline
Sponsor
Clear Mountain Properties — $70M AUM , 7 years operating in Opportunity Zones . Privately held real estate investment and development firm focused on opportunistic assets across the Upstate South Carolina region. CMP's vertically integrated platform oversees the full lifecycle of each investment — from acquisition and entitlement through construction, stabilization, and asset management. Per sponsor materials: 33.6% historical IRR, 1.85x equity multiple, 7-year average hold, in-house team, 2,000+ units, 7 prior projects.
Leadership team
The people responsible for acquiring and managing the fund's assets.
Key risks
- Illiquid for ~10 years. No public market for shares; plan to leave capital invested for a decade.
- Returns are targets, not guarantees. Real estate can underperform; you could receive less than invested.
- Tax benefit requires the full hold. The appreciation exclusion applies only at 10+ years.
- Single-asset, single-submarket concentration risk in North Greenville, SC.
- Ground-up development risk: vertical permits pending; construction has not commenced.
- Sun Belt multifamily supply re-acceleration could compress rents.
- Sponsor concentration: Clear Mountain Properties is a regional, privately held sponsor — limited audited track record availability.
- Single-sponsor execution risk. Outcomes depend on Clear Mountain Properties's acquisition and management. Past performance does not guarantee future results.
Model your return
Compare this fund's after-tax outcome against paying the tax and investing elsewhere.
Hypothetical scenarios. Not a forecast. Past performance does not predict future results. Target IRR is sponsor-stated; actual returns may differ materially. S&P 500 baseline uses 10% historical nominal; T-bills 4% nominal. State tax: California 13.30%. Federal LTCG 20% + 3.8% NIIT applied to appreciation at exit on non-OZ paths. QROF appreciation tax-free after 10-year hold per IRC § 1400Z-2. Not investment advice; not an offer to sell securities.
About this profile
This profile is maintained in partnership with Clear Mountain Properties, the fund sponsor. Figures and terms are sponsor-stated; verify against the sponsor's official offering documents before investing.
OpportunityZoneInvest.com is an independent publication and is not a broker-dealer, placement agent, or investment adviser. Nothing here is an offer to sell or a solicitation to buy any security, or investment, legal, or tax advice. Consult the sponsor's offering documents and your own qualified advisors. Links to the sponsor's investor portal route off-site; OZI does not process investments.