A phased mixed-use development bringing modern housing, essential retail, and long-term economic infrastructure to the Alcorn State University community and surrounding rural Mississippi market.
Patton Village is being developed as a coordinated master-development strategy rather than isolated projects. Each phase can maintain separate financing and ownership while benefiting from the overall development's momentum.
Architectural site plan, massing study, unit floor plans, and amenity program for the Phase I housing component.
240 beds across 60 units, forming the economic foundation of Patton Village. All figures below are current underwriting assumptions, subject to lender underwriting, appraisal, market study, final construction pricing, and definitive financing terms.
These are alternative financing strategies for the same Phase I housing development — not two separate projects. They represent financing flexibility and risk management, not simultaneous debt.
Not a full grocery supermarket — a ~3,000 SF convenience and fresh-market format comparable in scale to a modern 7-Eleven-style neighborhood store, delivered turnkey and separately financed from Phase I.
| Completed building | Included |
| Refrigeration & coolers | Included |
| Fixtures, POS & security | Included |
| Fuel infrastructure | Where applicable |
| Opening inventory | Included |
The operator receives a substantially completed business platform rather than an empty commercial shell — essential convenience products and fresh, grab-and-go offerings ready from day one.
Phase II is separately capitalized from the housing project. The amounts below are a proposed working capital stack for discussion only; no Phase II lender or investor commitment is assumed.
Patton's Quick Mark is planned as an approximately 3,000 SF modern convenience and fresh-market format with grab-and-go food, essential retail, and fuel service. The operating model is designed to support a sustainable tenant ramp while creating recurring property income for ownership.
Patton Village is structured so qualified lenders and investors can evaluate each phase on its own merits while understanding the larger master-development strategy. Phase I housing is the current financing priority; Phase II Patton's Quick Mark is separately capitalized.
Phase II is being structured around patient capital, durable property cash flow, and long-term appreciation rather than a short-term flip. Potential refinancing, investor liquidity, redemption, and continuing ownership rights will be governed by definitive financing and operating agreements.
The development company's strategy is not to place the entire master property into the Quick Mark investment entity. A separately surveyed parcel is established for Phase II, keeping the OZ investor's interest tied to that project alone.
Developer economics come from multiple sources across the life of the project — development compensation, asset management, retained ownership, cash-flow participation, sponsor promote, refinancing economics, long-term appreciation, and future phases of the master property.
Predevelopment work — feasibility, survey, environmental, geotechnical, architecture, engineering, legal, appraisal, permits, and Opportunity Zone structuring — must be capitalized before construction proceeds are fully available.
The development is intended to address real infrastructure and housing needs surrounding an HBCU community while creating privately owned, income-producing real estate and commercial infrastructure.
See the vision for a more connected daily experience near Alcorn State University — modern housing, convenient access to campus, and neighborhood retail designed around the people who live, work, and study here.
Adjacent to Alcorn State University, in Jefferson County and the surrounding rural southwest Mississippi market.
The development site is adjacent to Alcorn State University in Lorman, Mississippi. That proximity is central to the strategy: Phase I is intended to add modern residential capacity near campus, while Phase II adds daily-needs retail and fuel service for residents, the university community, and the surrounding rural market.
Detailed underwriting, pro formas, and legal materials are available to qualified investors, lenders, and partners through controlled access.
| Phase I — USDA §538 Pro Forma | |
| Phase I — HUD §221(d)(4) Alternative | |
| Phase II — Quick Mark / Fresh Market Pro Forma | |
| Sources & Uses / Development Budget | XLSX |
| Capital Stack & Financing Assumptions | |
| Development Timeline | |
| Site Information | |
| Market / Feasibility Study | Pending |
| Survey | Pending |
| Appraisal | Pending |