Larkspur Ridge Multifamily Fund II, LLC
Sample Reg D Score Report
August 25, 2026 at 8:00 AM
Larkspur Ridge Multifamily Fund II, LLC
Sample Reg D Score Report
August 25, 2026 at 8:00 AM
Larkspur Ridge Multifamily Fund II, LLC presents a Moderate composite Reg D score of 30/100, with score confidence of 76/100 (High).
This is a Rule 506(c) offering of LLC interests by Larkspur Ridge Multifamily Fund II, LLC, a 2026 Delaware residential real estate fund based in Austin, seeking $6,500,000, of which $3,150,000 has been sold to 41 investors, with a $50,000 minimum per the Issuer profile. The score of 30 sits at the bottom of the Moderate band, and confidence is High (76), meaning the reading rests on substantially complete inputs and broad source coverage. This is a disclosure-pattern signal, not clearance, and High confidence does not convert it into legal assurance.
Three facts most deserve attention. First, the Form D was filed 21 days after the Rule 503 deadline, raising a question of filing hygiene in every state where a sale occurred. Second, a principal's prior offering designated 56% of the amount offered as proposed insider payments, which warrants scrutiny of this fund's economics. Third, no offering document was reviewed, so the private placement memorandum is needed to assess the business and the use of proceeds.
| Issuer | Larkspur Ridge Multifamily Fund II, LLC | Form D on EDGAR | link not available Accession n/a |
| Entity | Limited Liability Company · organized in Delaware · formed 2026 | Principal place of business | 400 Example Avenue, Suite 210, Austin, TX, 78701 (512) 555-0142 |
| Related persons (Item 3) | Jordan Example Executive Officer Taylor Sample Executive Officer Larkspur Ridge Partners GP LLC Promoter | Signed by | Jordan Example, Managing Member of Larkspur Ridge Partners GP LLC, Manager |
| Exemption | Rule 506(c) of Regulation D | Industry | Real Estate - Residential |
| Offered / sold to date | $6,500,000 / $3,150,000 (48%) | Investors to date (Item 14) | 41 total |
| Minimum investment | $50,000 | Form D status | Filed August 19, 2026 · 21 days after the Rule 503 deadline · first sale July 14, 2026 |
| Sales compensation (Item 12) | Commissions $189,000 · finders' fees $0 (3% of offering) | Prior Form D filings (this CIK) | None; first Form D under this CIK |
Reading the formation year: The formation year and filing history shown here belong to the legal issuer named on the Form D. A sponsor's website or LinkedIn profile often describes the operating history of a management company, a predecessor, or the principals personally, and SEC filings do not carry that history. If the issuer's materials claim more years in operation than shown here, ask which entity holds that history, how it relates to the issuer (parent, general partner, affiliate, predecessor), and request formation documents and an organizational chart before relying on the longer history.
Each question is generated from a fact on the Form D or a finding of this review, in priority order; the answers to the first ones determine whether the rest matter. The basis for each is in brackets.
| # | Question |
|---|---|
| 1 | Filing timeliness. The Form D was filed 21 days after the Rule 503 fifteen-day deadline (first sale 2026-07-14, filed 2026-08-19). Why was it late, and were state notice filings made on time in every state where a sale occurred? [Rule 503(a); state notice-filing rules] |
| 2 | Operating history. The Form D shows the issuer was formed in 2026 with no prior SEC filings. If the sponsor's website, marketing, or LinkedIn describes a longer operating history, which entity holds that history, how does it relate to this issuer, and can you provide formation documents and an organizational chart? [Form D Items 1 and 2; sponsor materials] |
| 3 | Track record. Jordan Example appears on the Form D of Example Creek Townhomes, LLC (filed 2021-09-17), which was never amended, so its final raise and outcome are not on the public record. What was their role, what was raised, how were the proceeds used (Item 16 designated $1,400,000 of the $2,500,000 offered as payments to executive officers, directors, or promoters), and what have its investors received? [Prior Form D on EDGAR; never amended] |
| 4 | Offering documents. Form D does not describe the business or the use of proceeds, and no offering document was reviewed. Provide the private placement memorandum (or offering summary), the subscription agreement, and the partnership or operating agreement. [Form D scope; Rule 502(b) disclosure] |
| 5 | The asset. Identify the property or properties the proceeds fund: address, ownership entity, purchase price or basis, existing debt, and the issuer's interest. [Use of proceeds; asset verification] |
| 6 | Sales compensation. Who receives the disclosed sales commissions or finders' fees, are they registered broker-dealers or their agents, and in which states? [Form D Item 12; Exchange Act Section 15(a)] |
| 7 | Track record. The sponsor's prior offerings Larkspur Ridge Multifamily Fund I, LLC (filed 2023-05-02) were updated by amendment. Provide each one's final amount raised and its distributions or returns to investors to date. [Prior Form Ds on EDGAR] |
Each domain is scored 0–10 (higher is cleaner) from the Form D and the sources canvassed, then weighted into the composite. Every flag that moved a score is listed with its point effect; the narrative that follows discusses each in context. Dashed ticks mark 4.5, 6.0 and 7.5.
| Risk domain | Wt. | Score | Rating | What drove it |
|---|---|---|---|---|
| Disclosure completeness | 15% | 7.2 | Acceptable |
|
| Offering structure | 15% | 7.4 | Acceptable |
|
| Issuer / sponsor history | 20% | 7.4 | Acceptable | First Form D under this CIK, as expected for a single-project entity. Assessed on the sponsor's 2 prior offerings.
|
| Principal / bad actor | 20% | 4.7 | Moderate concern |
|
| Jurisdiction / Blue Sky | 15% | 8.2 | Strong | No downgrade flags in this pass. |
| Compensation / finder | 15% | 7.6 | Strong | No downgrade flags in this pass. |
| Composite risk | 100% | 30 | Moderate | 100 minus 10 times the weighted domain score (6.98), rounded. |
Sponsor's prior Reg D offerings. 2 offerings through other issuers naming Jordan Example, Taylor Sample; terms as filed.
| Issuer | Filed | Exemption | Offered | Sold to date | Item 16: proceeds to insiders (proposed, of amount offered) | Amended |
|---|---|---|---|---|---|---|
| Larkspur Ridge Multifamily Fund I, LLC | 2023-05-02 | 06c Real Estate - Residential | $4,000,000 | $4,000,000 37 investors | $160,000 (4%) | Yes |
| Example Creek Townhomes, LLC | 2021-09-17 | 06b Real Estate - Residential | $2,500,000 | $1,900,000 22 investors | $1,400,000 (56%) | Never |
"Amended" shows whether the issuer ever filed a Form D/A after the original; an offering that was never amended never reported its final raise or outcome. Item 16 on Form D reports gross proceeds that have been or are proposed to be used for payments to executive officers, directors, or promoters. It is stated against the total offering, not the amount sold to date, so it can exceed the amount sold; the percentage is Item 16 divided by the amount offered.
8 automated sources completed. A clean result is a finding of the review, not an omission.
| Source | Status | What was checked and what came back |
|---|---|---|
| SEC EDGAR | Completed | Form D parsed (sample data). |
| Commerce CSL | Completed | CSL search completed with no returned match. |
| OFAC Sanctions Lists | Completed | OFAC list search completed with no returned match. |
| Web and news media (AI-reviewed) | Completed | Reviewed 14 web/news/video results; no adverse signals flagged by AI triage. |
| Principal Screening | Completed | Screened 2 principal(s); no registry match tied to the filing. 2 prior Reg D offering(s) by the same principal(s) read from EDGAR. |
| Principal Identity Investigation (AI) | Completed | Jordan Example: confirmed (2 independent record(s)). |
| State Enforcement Sweep | Completed | No enforcement-language pages surfaced. |
| Federal court records (CourtListener) | Completed | No court records match the exact issuer name. |
Disclosure Completeness scored 7.2. The one flag here is that the Form D was filed 21 days past the Rule 503(a) fifteen-day deadline (first sale July 14, 2026; filed August 19, 2026). Late filing bears on filing discipline and on whether state notice filings were made on time; it is worth asking the issuer directly. Structured Form D fields otherwise parsed in full.
Offering Structure scored 7.4. The single flag reflects the issuer's election of Rule 506(c) general solicitation. This is a lawful path, but it carries a heightened obligation to verify that every investor is accredited; confirm what verification method was used.
Issuer and Sponsor History scored 7.4. This is the issuer's first Form D under its own identity, which is exactly what a single-project entity would show and says nothing either way. The assessable history is the sponsor's: two prior Reg D offerings. One of the two, Example Creek Townhomes, LLC, was never amended, so its final raise and outcome are not on the public record — the basis for the flag in this domain. The other, Fund I, was amended and therefore reported at least an update.
Principal / Bad Actor scored 4.7, the lowest domain. Two principals were screened; no FINRA BrokerCheck, SEC IAPD, SEC Action Lookup, or OFAC record was tied to the filing's address (principal screening: Jordan Example). Registry matches, where they arise, are name-based leads pending identity confirmation; none surfaced here. An AI investigation of public records confirmed Jordan Example's identity through two independent records — a county property record and a state business registry tied to the filing's address (identity investigation: Jordan Example); analyst confirmation remains recommended. The one scored flag is not a personal record but a prior-offering economics signal: a principal's prior Reg D offering designated 56% of the amount offered as proposed insider payments on Item 16 (see the Issuer and Principal History section). The web sweep surfaced no adverse media across 14 results (adverse-media search summary); the federal court search found no records matching the issuer name; and the state enforcement sweep surfaced no pages.
Jurisdiction / Blue Sky scored 8.2 with no flags. State notice obligations were not compared against NASAA EFD in this run (see below).
Compensation / Finder scored 7.6 with two zero-impact disclosure flags, addressed below.
Under its own identity, the issuer has no prior Form D filings and no amendments; this is its first Form D, consistent with a single-project entity formed in 2026, and it is neither a gap nor a clean record. If the sponsor's website or LinkedIn claims a longer operating history, that history likely belongs to a management company, predecessor, or the principals personally — not the legal issuer. Ask which entity holds it, how it relates to this issuer, and request formation documents and an organizational chart before relying on the longer history.
Two prior offerings were linked to these principals. Larkspur Ridge Multifamily Fund I, LLC (filed May 2, 2023; exemption 06c; residential real estate) offered $4,000,000 and sold $4,000,000 to 37 investors, with $160,000 (4%) designated under Item 16. It was amended, so it reported at least an update. Example Creek Townhomes, LLC (filed September 17, 2021; exemption 06b; residential real estate) offered $2,500,000 and sold $1,900,000 to 22 investors, with $1,400,000 (56%) designated under Item 16. It was never amended, so its final raise and outcome are not on the public record. Item 16 states gross proceeds proposed to be paid to executive officers, directors, or promoters, measured against the total offering — so it can exceed the amount sold and does not mean cash already paid.
These links were made by full-text searching every Form D on EDGAR for the related persons' names, confirming each match through Item 3 and comparing address, phone, and general partner. This captures only offerings filed on a Form D naming the same person; projects raised without a Form D, under another name, or described only online are not captured, and an outcome appears on the record only if the issuer later amended.
Sales compensation is disclosed: $189,000 in commissions (2.9% of the offering), no finders' fees, and $325,000 of gross proceeds (5% of the offering) designated under Item 16 for payments to executive officers, directors, or promoters. Both carried zero score impact; confirm who the recipients are and whether sellers are registered. The Form D lists no issuer-level offering states. Its Item 12 recipient solicitation states — Texas, California, Florida — are those of compensated sellers, not a list of the offering's states. NASAA EFD was not reviewed in this run, so state notice filings could not be compared with the SEC filing; confirm notice-filing status through NASAA EFD or counsel.
Scoring used engine EDS-prototype-0.2 at Tier 2 in missing-as-signal mode, so disclosure gaps count against the score. The largest negative score driver is the prior-offering insider-proceeds signal in Principal / Bad Actor (-1.6); the late Form D filing in Disclosure Completeness (-0.95) and the 506(c) general-solicitation election in Offering Structure (-0.6) follow. Confidence is 76 (High); missing inputs are the CIK, accession number, business description, and use of proceeds.
The score is a disclosure-pattern signal, not a finding of wrongdoing, and a low score is not clearance. It reflects only sources checked this run; NASAA EFD and state records were not canvassed, and federal court coverage is limited to PACER-mirrored records. Screening is name-based and fuzzy, so a match requires confirmation and the absence of one clears nothing. Weights and penalties are prototype calibration not yet validated against enforcement outcomes.
This report is prepared by EDGAR-INSIDER, an independent investor-side intelligence service operated by PPA LLC. EDGAR-INSIDER does not solicit or accept compensation from issuers, sponsors, placement agents, or their affiliates. Nothing in this report constitutes legal advice, an investment recommendation, or a representation that the disclosures reviewed are or are not complete under federal or state securities law. Scoring reflects signals canvassed within the scoring window from the data sources identified in the Methodology and Limitations section and does not represent affirmative clearance of unidentified risks. Practitioners and investors must conduct independent diligence and consult qualified counsel.