Modern real estate development & investment

From raw land through permits and entitlement, we turn potential into profitable projects. We also back and operate select businesses where we can shape outcomes

What we do

  • A landscape with a green grassy field and a row of trees in the background, overlaid with a semi-transparent blueprint and a hand holding a red pen, drawing on a map.

    Development & Entitlement

    We underwrite sites, lead civil and permitting, and deliver approved, shovel‑ready projects.

    The examples highlight both disciplined execution of our development plans and opportunistic outcomes when market conditions create exceptional opportunities, such as early exits that deliver strong investor returns.

  • Laptop displaying various charts and graphs on the screen, with printed reports and a pen on the desk.

    Investments

    We place capital in real estate and operating companies—sometimes active operators, sometimes passive partners.

    Our approach spans active development projects, operating business investments like Ron’s Pub, and passive placements with trusted partners. This flexibility allows us to pursue opportunities where we have edge while diversifying across strategies.

  • Close-up of a set of keys placed on a rental agreement form with a signature section, with a blue pen in a person's hand in the foreground.

    Property Management (Selective)

    We provide professional operations for legacy assets with a focus on tenant support and property performance. Current residents and applicants are served through our dedicated property management platform which centralizes account access, payments, lease documents, and maintenance requests.

    Learn more at MSEPM.LLC

Selected Entitlement & Development Projects

  • Aerial view of a mobile home park with multiple manufactured homes, paved roads, and utility poles, adjacent to an industrial and commercial area.

    Brazos Point - Rosenberg, TX - Disposition (Closed)

    Strategic sale to a national operator after partial lease‑up; investor capital returned ahead of schedule.

    Role: Sponsor
    Outcome: Early exit at target returns

  • Aerial view of a 30.4-acre plot of land outlined in yellow, adjacent to a highway with cars, in a semi-rural area with a mix of forest and residential neighborhoods in the background.

    Cypresswood Land - Harris Co. TX - Entitlement

    160-lot residential land plan with secured water/sewer capacity; targeted disposition post‑permits.

    Role: Lead developer
    Scope: Land plan, utilities, drainage coordination
    Status: Permitting

  • Aerial view of a residential neighborhood with yellow boundary lines marking a specific area, surrounded by trees and additional houses.

    Cherokee Park - Porter, TX (Closed)

    Acquired in 2020 with approximately 95 spaces and expanded by about 25 spaces shortly after purchase. This was originally underwritten as a 3–4 year plan, but an exceptional opportunity arose to sell early in 2021.

    Outcome: By executing the sale, investors achieved more than 50% returns in roughly 12 months. This demonstrated MSE’s willingness to modify plans when it maximizes opportunities and investor outcomes.

  • Aerial view of a large green lot outlined in yellow, surrounded by residential neighborhoods, school buildings, and sports fields in a suburban area.

    Dry Creek Community — Rosenberg, TX (Eminent Domain Resolution)

    Managed city condemnation process and economics to an efficient outcome for Investors and Company

    Role: Owner/Developer
    Scope: Negotiation & legal management
    Outcome: Investment return + Capital Contributions

  • Aerial view of a residential area with a highlighted rectangular property outlined in yellow, featuring multiple mobile homes and surrounding greenery.

    Maple Leaf & Leaning Oaks — Operations & Monetization (Active Management)

    Value-add expansion and operational management with eventual planned sales to institutional buyers.

    Role: Owner/Operator
    Focus: Operational stabilization, exit optimization

Why MSE?

Mueller Sturm Enterprises logo with a mountain peak icon and the company name in blue and navy text.

  • Entitlement-first discipline: We unlock value before vertical construction.

  • Flexible mandate: Residential, mixed-use, and operating businesses where returns make sense.

  • Local execution: Houston-centric with relationships across utilities, engineering, and permitting.

  • Aligned capital: We invest alongside partners and communicate with precision.

Sign for Ron's Pub & White Horse Inn in Houston, Texas, featuring a gold horse illustration and crossed flags, one UK and one USA.

Operating Investment Highlight

Ron’s Pub & White Horse Inn — Houston, TX
Neighborhood institution acquired, refreshed, and actively operated by MSE-affiliate Bar Wars Management LLC.

Our role: Capital + management
Thesis: Durable cashflow, brand stewardship, operational upside

Logo for Mueller Sturm Enterprises featuring a stylized house with a peaked roof, with the abbreviation 'MSE' inside, and the company name below.

Investor Overview

We target 12–20% IRR across 2–5 year hold periods depending on strategy and risk. Structures vary by deal; we prioritize clear waterfalls and investor communication.

Contact Us

Interested in working together? Have land or a project? Let’s talk about entitlement, partnership, or disposition.

Fill out some info and we will be in touch shortly. We can’t wait to hear from you!