Chena Commons

  • Chena Commons is a 10-unit "Pocket Neighborhood" designed to solve the Fairbanks "Missing Middle" housing gap. By utilizing detached cottages instead of high-density apartments, we provide the privacy tenants want with the operational efficiency investors need.

    • Asset Class: Residential Infill / High-Performance Cottages

    • Location: Chena River Corridor, Fairbanks, AK

    • Target Demographic: E-6+ Military Professionals & Remote Tech Workers

    • Total Capitalization: $1,683,000

    • LP Equity Requirement: $505,000

    • Minimum Commitment: $50,000

  • We have engineered this project to capture the "Utility Spread"—the difference between the high energy costs of aging Fairbanks stock and our ultra-efficient thermal envelopes.

    • Modular Speed: SIP (Structural Insulated Panel) construction allows for a 48-hour dry-in per unit, bypassing the local labor shortage.

    • Thermal Performance: R-40 Walls and R-60 Roofs paired with triple-pane Low-E windows.

    • The 10-Year Shield: Under FNSBC 8.12.045, this project qualifies for a 10-year property tax exemption, adding $22,000 annually to the Net Operating Income (NOI).

  • At the heart of the project is the Chena Hub, a 1,200 sq. ft. facility that acts as the community's anchor:

    • The Hive: Nordic-design coworking lounge with gigabit fiber.

    • Energy Offset: A 20kW solar array integrated into the communal grid.

    • Retention: Projected 18+ month occupancy vs. the 11-month market average.

  • Contact - Forrest@gininlyaaholdings.com for access.

    Log in to the Data Vault to view:

    • Full Confidential Private Placement Memorandum (PPM)

    • 10-Year Stabilized Cash Flow Pro-Forma

    • SIP Engineering & Site Grading Plans

Status: ACTIVE OFFERING | Phase 1 Capital Call

Preferred Return: 8%
Target Cash-On-Cash: 14%
Target Equity Multiplier: 1.6x -1.8x
Refi/Exit Horizon: 36 Months

Aurora Hive & Lofts

Status: PRE-DEVELOPMENT | Site Acquisition & Early-Look

  • We are "Making" a new asset class for the Interior. The Hive solves the "Acoustic Privacy" gap in traditional coworking by utilizing 30+ sound-insulated Micro-Office Pods, while the top-floor Micro-Lofts provide high-end, furnished housing for the transient professional.

    • Asset Class: Mixed-Use Adaptive Reuse (Office/Residential)

    • Location: Cushman St. / Downtown Corridor, Fairbanks, AK

    • Strategic Play: Capturing the 24/7 "Boots-on-the-Ground" economy of the North.

    • Conversion Strategy: 10,000 sq. ft. of Class C office stock.

    • Mixed Revenue: $37k (Commercial) + $10.8k (Residential Lofts).

    • The "Arctic Tax" Mitigation: Localized HVAC mini-splits ensure we only heat the pods being used, slashing utility overhead.

  • In the North, "Uptime" is a luxury. The Hive is engineered for zero-fail operations.

    • Fiber-Mesh Hybrid: Dedicated Starlink/Fiber redundancy.

    • The "Hearth" Backup: Heavy-duty backup power systems to ensure tenants never lose connectivity during Interior winter storms.

    • SAD Light Therapy: A dedicated wellness lounge featuring high-intensity light therapy for tenants during the dark winter months (Nov–Feb).

  • By adding 6+ residential units to an underutilized commercial asset, this project triggers the FNSBC 8.12.045 Housing Tax Incentive.

    • The Value: We "freeze" the property tax at pre-renovation levels for a full decade.

    • The ROI: This creates an immediate, government-backed boost to the Net Operating Income (NOI), de-risking the capital deployment from Day 1.

  • Contact - Forrest@gininlyaaholdings.com for access.

    Log in to the Data Vault to view:

    • Request access to the Early-Look Vault:

      • The Adaptive Reuse Roadmap: 12-month Go-to-Market timeline.

      • Pro-Forma: Breakdown of Pod-Office vs. Micro-Loft margins.

      • Site Feasibility: Downtown Fairbanks "Boots-on-the-Ground" market study.

Estimated Revenue: $47,800 /mo
Target Cap Rate: 9.20%
Tax Savings: 18k/Per Year
Target IRR: 18%-21%

Iron Hearth Keep

"The world has enough stages. We are building a sanctuary."

Status: PRE-DEVELOPMENT | 100 “Foundry Memberships” OPEN

  • IronHearth is the world’s first year-round, earth-sheltered sanctuary dedicated to the LGBTQ+ male community and the PNW explorer. By boring directly into the granite of the Nenana Corridor, we are creating an asset that is thermally indestructible and culturally significant.

    • Asset Class: Specialized Hospitality & Membership Club

    • Location: The Copper Bench (Nenana/Parks Highway Corridor, AK)

    • Strategic Play: Providing a "Third Place" for an underserved demographic with high discretionary income.

    • The Membership Shield: 500 founding members at $1,200/year cover 90% of fixed annual operating expenses before the first room is even booked.

    • Stratified Pricing: From the $450/night Granite Dens to the $150/night Boreal Bunks, we capture the full spectrum of the travel market.

  • IronHearth utilizes "Passive-Arctic" engineering to minimize overhead and maximize the guest experience.

    • Earth-Sheltered Efficiency: The Granite Dens utilize the earth’s natural thermal mass, requiring minimal heating even at -40°F.

    • TBM Technology: We use proprietary Tunnel Boring Machine mobilization to create high-density luxury without the cost of traditional vertical construction.

    • Hybrid Connectivity: 2,500ft gravel airstrip for private PNW arrivals and direct highway frontage for Anchorage/Fairbanks accessibility.

  • Aligned with Devin’s focus on cultural operations and Forrest’s capital strategy:

    • Stewardship: 80 acres of Boreal Forest preserved, with zero-footprint modular A-frames on helical piers.

    • The Forge: A communal lodge designed as a modern Gwich'in gathering place—focusing on whiskey lockers, high-end Alaskan comfort food, Steam & Sauna Rooms, World Class Gym, Video Locker Rooms, Movie huts, and "The Architecture of Belonging."

  • Contact - Forrest@gininlyaaholdings.com for access.

    Log in to the Data Vault to view:

    • Request access to the Early-Look Vault:

    • Request access to the IronHearth Data Vault:

      • The Social Infrastructure Thesis: Why LGBTQ+ travel is the most resilient niche in 2026.

      • 5-Year Pro-Forma: Membership vs. ADR revenue modeling.

      • TBM Execution Plan: Engineering specs for the Granite Den excavation.

Ironhearth is powered by a Hybrid Membership/Hospitality model, creating a "Cash-Flow Floor" that protects investors from seasonal volatility.

  • Membership (The "Ironhearth Pass"): $1,200/year. Targeting 500 members in Year 1. This provides $600,000 in immediate recurring revenue, covering nearly 90% of projected fixed annual Opex.

  • Hospitality (Nightly): A blended ADR of $245 across all tiers. At a conservative 60% occupancy, this generates $2.1M in annual top-line revenue.

  • The Forge (F&B/Retail): A communal lodge featuring high-margin Alaskan comfort food, a member’s whiskey locker program, and curated Arctic gear sales.

AURUM & IRON Retreat

  • Aurum & Iron is an outlier in the global luxury market. Located on 160 acres of high-elevation bench land in the Delta River Corridor, this is a fly-in-only subterranean sanctuary. We are utilizing Smart-TBM (Tunnel Boring Machine) technology to craft "Bear Caves" into granite cliffsides, creating a fortress of privacy for the modern man.

    • Asset Class: Ultra-Luxury Destination / Private Membership Club

    • Location: Site Charlie (Delta Corridor), Alaska Range Foothills

    • Strategic Play: Absolute privacy and "Ghost Marketing" for high-profile/HNW individuals.

    • The Buy-In: We are currently securing the "Founding 50"—fifty partners at $250,000 each—providing the upfront liquidity to break ground with minimal debt.

      • The Floor: While the "Bear Caves" drive the margin, the Outpost Bunks provide a recession-proof cash floor by catering to the stable North Slope/Blue-Collar professional.

  • The site is divided into three "Worlds" connected by The Vein—a subterranean heated artery.

    1. The Bear Caves: 10 Ultra-exclusive bored suites with retractable smart-glass Aurora domes.

    2. The Iron Spires: 15 elevated modular A-frames floating on helical piers above the tundra.

    3. The Outpost Bunks: 15 steel-frame industrial micro-cabins for rugged, autonomous sanctuary.

    • The Iron Guard: A dual-trained security and hospitality force providing total discretion.

    • Zero-Emission Micro-Grid: Solar-hydrogen and biomass gasification ensure the site is 100% autonomous.

    • The Moat: Private FAA-registered airstrip serves as the only point of entry, ensuring 100% physical security.

  • Contact - Forrest@gininlyaaholdings.com for access.

    Log in to the Data Vault to view:

    • Access the Aurum & Iron Private Vault (Secure Login Required):

      • The Founding 50 Prospectus: Membership rights and equity breakdown.

      • 10-Year Stabilized Valuation: Based on an 8% exit Cap Rate.

      • Site Charlie Geological Survey: Granite density and TBM feasibility report.

Status: THE CROWN JEWEL | Founding 50 Buy-In Phase

Total Dev Cost: $14.88 Million
Founding 50 Equity: $12.5 Million
Annual Revenue: $16.95 Million
Target Valuation: $150 Million+

Legal Disclaimer & Confidentiality Notice © 2026 Gininlyaa Holdings, LLC. All Rights Reserved.

Proprietary Information: All content within this portal, including but not limited to the Gininlyaa "Arctic-Spec" engineering standards and the Seven-Generation stewardship models, are the intellectual property of Gininlyaa Holdings. Unauthorized use or reproduction is strictly prohibited and protected under US Intellectual Property law.

Forward-Looking Statements: Project cards for Chena Commons, Aurora Hive, IronHearth, and Aurum & Iron contain "forward-looking statements" regarding projected IRRs, Cap Rates, and timelines. These are estimates based on current market data and Gwich’in-led land intelligence; actual results may vary based on Arctic environmental conditions, regulatory shifts, and global economic volatility.

Investment Risk: Real estate investment in the Alaska Interior involves a high degree of risk. Past performance is not indicative of future results. Investors are encouraged to conduct independent due diligence and consult with financial and legal counsel before committing capital.