INDEPENDENT VERDICT
6200 Overseas Hwy Holdings LLLP is not a generic real estate fund. It is a property-specific Florida partnership tied directly to BSD Capital and apparently structured around one of the larger redevelopment sites in Marathon in the Florida Keys. Its September 14, 2026 Form D reports a $11.76 million Rule 506(b) debt offering, with $11,601,600 already sold to 52 investors and only $158,400 remaining. The securities are explicitly classified as debt rather than equity or pooled investment fund interests, and the minimum outside investment is $50,000. The issuer dates its first sale to October 3, 2023, only weeks after the Florida partnership was created on September 13, 2023. Florida corporate records separately identify BSD Capital JV2 LLC as both registered agent and general partner, while SEC records name Guy Levintin, Sharon Sharaby, Boaz Rosenblat and Yoav Rosenblat as executive officers. That evidence produces a clear sponsor trail. The more important investment question is what the $11.6 million of investor debt is secured by, how it ranks against any mortgage or construction financing, and whether the redevelopment economics of the Marathon property support repayment.
THE PROPERTY IS A LARGE WATERFRONT REDEVELOPMENT SITE, NOT A STABILIZED INCOME ASSET
Public commercial-property records identify 6200 Overseas Highway in Marathon as a roughly 7.7-7.9 acre mixed-use site with approximately 500 feet of U.S. 1 frontage and more than 600 feet of Gulf of Mexico shoreline. Historical listings describe twenty adjoining parcels, mixed-use and residential zoning, existing units and development rights, with potential uses including residential, commercial, restaurant, retail, marina or hospitality concepts. Older marketing materials described nine existing development rights consisting of six transient units and three market-rate residential units. Public property records also classify parts of the site as hotel or commercial land. These characteristics make the property fundamentally a redevelopment and entitlement story rather than a stabilized building where investors can simply underwrite current rent.
The site's transaction history adds another layer. Public brokerage and property records show the property marketed for approximately $7.9 million before a late-2024 sale recorded at approximately $6.5 million. The exact parcel assembly is complicated because the broader development area includes numerous contiguous parcels and public databases do not always aggregate them consistently. FilingDossier therefore does not assume that every parcel described in historic listings transferred in one identical deed or that the SEC issuer directly owns every parcel without reviewing Monroe County title records. What can be established is that the address corresponds to a major Marathon redevelopment site and that a $6.5 million sale was recorded in December 2024.
BSD CAPITAL IS DIRECTLY CONNECTED TO THE ISSUER
The sponsor link is unusually strong. The SEC issuer uses 2790 Stirling Road, Suite 10 in Hollywood and telephone number 954-955-6222. Those are the same contact details published by BSD Capital on its official website. BSD identifies Guy Levintin as founding partner, Co-CEO and CFO and Sharon Sharaby as founding partner, Co-CEO and COO. The company says Levintin has extensive Florida residential investment experience, while Sharaby focuses on commercial real estate development, acquisitions, construction, land rezoning and maximizing building rights. Those backgrounds align particularly well with a mixed-use entitlement and redevelopment project such as 6200 Overseas Highway. Florida corporate records independently show BSD Capital itself as an active Florida LLC managed by Levintin and Sharaby.
The broader entity history reinforces that this is not BSD Capital's only property-specific holding structure. Florida records show other BSD-linked entities such as 2750 Griffin Holdings LLLP, 3851 Stirling Holdings LLLP, 5300 State Rd 7 Holdings LLLP and 3100 College Rd Holdings LLLP, many using BSD Capital as general partner and the same Hollywood office. BSD's own website describes a Florida real estate investment and development platform spanning rental housing, retail, development and hospitality, while its hospitality division operates under the Koosh Collection brand and includes projects such as Dolce by Wyndham Hollywood. That does not establish that 6200 Overseas Highway will become a Koosh hotel, but it demonstrates that BSD has real operating activity across development and hospitality rather than existing solely as a securities issuer.
A $11.76 MILLION DEBT OFFERING CHANGES HOW THE PROJECT SHOULD BE UNDERWRITTEN
The SEC structure is especially important because investors are not being offered direct equity interests according to this Form D; the selected security type is debt. The $11.76 million total offering is nearly fully placed, with $11.6016 million sold to 52 investors. If evenly divided, that would imply roughly $223,000 per investor, although actual commitments are not disclosed and should not be inferred from a simple average. The issuer reports a $50,000 minimum investment, no sales commissions, no finder's fees and no direct use of proceeds for payments to the named related persons. The offering is also marked as intended to last more than one year, which is consistent with capital being raised over a longer development period rather than a rapid property syndication.
The debt classification creates questions that Form D does not answer. Investors need to know whether these notes are secured by mortgages on the Marathon property, structurally subordinated to bank or construction debt, guaranteed by BSD Capital or any affiliates, or unsecured obligations of the holding partnership. Interest rate, maturity, payment schedule, extension rights, default remedies, collateral coverage and intercreditor terms are not disclosed in Form D. This is particularly significant because $11.76 million of investor debt exceeds the approximately $6.5 million publicly reported 2024 sale price for the address. That comparison does not prove over-leverage: the offering may finance additional parcels, development costs, entitlement work, construction, interest reserves or other expenses. But it makes a sources-and-uses schedule essential.
THE SITE HAS A REAL ENTITLEMENT HISTORY, BUT PRIOR PLANS SHOULD NOT BE ATTRIBUTED AUTOMATICALLY TO BSD
City of Marathon planning records show that the broader 6200 Overseas Highway and 61st Street parcel assembly has already been the subject of substantial redevelopment work. In 2024, planning materials described a proposal covering twenty parcels for a tiki bar, food trucks, an entertainment stage, nature walk and twenty single-family residential units. The packet described nine market-rate building rights across the assembled property and proposed demolition of existing structures. However, those municipal records identified the applicant as Huff and Rauner Gulfside Estates LLC, not 6200 Overseas Hwy Holdings LLLP or BSD Capital. FilingDossier therefore treats this as evidence of the site's entitlement and redevelopment history, not proof that BSD adopted the same plan.
That distinction matters because entitlement value can change dramatically depending on what approvals survive a transfer, whether development rights run with the land, what additional approvals are required and whether a new owner changes the program. Investors should obtain the current BSD development plan rather than relying on the prior applicant's 2024 concept. They should also verify how many of the twenty parcels are currently controlled by the issuer, which market-rate or transient rights remain valid, whether commercial square footage is vested, and whether any approvals have expired or require modification.
FLORIDA KEYS LOCATION CREATES BOTH SCARCITY VALUE AND MATERIAL PHYSICAL RISK
The site's waterfront location can be valuable because the Florida Keys combine limited developable land with tourism demand and strict entitlement constraints. But those same conditions create unusually high development risk. Public property data place the property in an AE flood zone, meaning flood elevation and storm-surge exposure are central underwriting variables. New construction may face substantial elevation, wind-code, flood-insurance and resiliency requirements. Construction logistics in the Keys can also be more expensive than mainland Florida because of transportation, labor and material constraints.
Investors should therefore review FEMA maps, base flood elevation, finished-floor requirements, windstorm insurance, builder's risk, environmental conditions, seawall and shoreline conditions, dockage rights and hurricane-loss assumptions. A Gulf-front site can command significant value if successfully entitled and developed, but it can also require expensive infrastructure and insurance. For a debt investor, these issues directly affect collateral value and recovery in a downside scenario.
FINAL ASSESSMENT
6200 Overseas Hwy Holdings has one of the stronger property-level evidence chains in this D-list. SEC records establish a nearly fully subscribed $11.76 million debt offering with 52 investors and four named executives. Florida state records independently connect the issuer to BSD Capital JV2, and BSD Capital's official website verifies Guy Levintin, Sharon Sharaby, the Hollywood office and the sponsor's Florida real estate development platform. Public real estate records identify 6200 Overseas Highway as a large waterfront Marathon redevelopment site with mixed-use potential and a recorded 2024 sale around $6.5 million.
The unresolved questions concern capital structure rather than entity identity. Investors need the promissory note or debt instrument, mortgage documents, current title report, complete parcel list, senior financing, interest rate, maturity, guarantees, current entitlement plan, development budget, construction schedule and sources-and-uses statement. The historical planning record demonstrates that the site has meaningful redevelopment potential, but the earlier tiki-bar/residential proposal belonged to a different applicant and should not be attributed to BSD without new evidence. The Form D proves that substantial private debt has been raised; it does not establish the collateral priority, feasibility of redevelopment or ability of the project to repay that debt.
KEY FINDINGS 6200 Overseas Hwy Holdings LLLP was formed in Florida on September 13, 2023. The partnership remains active in Florida as of its 2026 annual report. The initial SEC offering reports October 3, 2023 as the first sale date. A new Form D was filed September 14, 2026. The offering amount is $11,760,000. $11,601,600 had been sold. Only $158,400 remained. Approximately 98.7% of the stated raise was completed. 52 investors had participated. Minimum investment is $50,000. The securities are debt, not equity or pooled investment fund interests. The offering relies on Rule 506(b). BSD Capital JV2 LLC is the Florida-registered general partner. Guy Levintin signed the Form D as Managing Member of General Partner. Guy Levintin, Sharon Sharaby, Boaz Rosenblat and Yoav Rosenblat are listed as executive officers. BSD Capital uses the same 2790 Stirling Road address and 954-955-6222 telephone number as the issuer. Guy Levintin and Sharon Sharaby are independently identified by BSD Capital as founding partners and Co-CEOs. The property associated with the issuer name is a large redevelopment site at 6200 Overseas Highway in Marathon. Public records describe approximately 7.7-7.9 acres, extensive U.S. 1 frontage and Gulf shoreline. The address recorded an approximately $6.5 million sale in late 2024. Historical city planning materials contemplated a major mixed-use residential/commercial redevelopment. Those 2024 plans were filed by another applicant and should not automatically be treated as BSD's current plan. The property lies in a flood-risk area and redevelopment economics require substantial insurance and resilience analysis.
WEBSITE / ENTITY PENETRATION Official sponsor platform: BSD Capital Official domain: bsd.capital Issuer: 6200 Overseas Hwy Holdings LLLP CIK: 0002141602 Florida document number: A23000000500 Florida status: Active General partner: BSD Capital JV2 LLC Issuer / BSD address match: Confirmed Issuer / BSD phone match: Confirmed Guy Levintin / BSD relationship: Confirmed Sharon Sharaby / BSD relationship: Confirmed BSD Florida real estate development activity: Confirmed BSD hospitality activity: Confirmed Property address: 6200 Overseas Highway, Marathon, Florida 33050 Property existence: Confirmed Mixed-use redevelopment history: Confirmed Waterfront location: Confirmed Public 2024 $6.5M sale: Confirmed through multiple property data sources Current legal owner of every assembled parcel: Requires title confirmation Current BSD development plan: Not independently established Current construction lender: Not disclosed Senior mortgage balance: Not disclosed Debt security / collateral package: Not disclosed Interest rate: Not disclosed Maturity: Not disclosed Investor note priority: Not disclosed Guarantees: Not disclosed Current appraisal: Not disclosed Current project budget: Not disclosed
PROPERTY HISTORY / DEVELOPMENT EVIDENCE Historic site size: Approximately 7.7-7.9 acres Historic parcel count: Approximately 20 parcels in broader redevelopment assembly U.S. 1 frontage: Approximately 500 feet Gulf shoreline: More than 600 feet reported in prior marketing Historic zoning: Mixed Use and Residential Medium across the broader assembly Historic development rights: Six transient and three market-rate rights described in earlier listings Earlier use: Multi-unit long-term rental structures Recorded 2024 sale: Approximately $6.5 million Prior redevelopment concept: Tiki bar, food trucks, entertainment stage, nature walk and 20 residential units Prior planning applicant: Huff and Rauner Gulfside Estates LLC Current BSD redevelopment concept: Must be independently confirmed
CORE INVESTOR QUESTIONS Is the $11.76 million investor debt secured by the Marathon real estate Which exact parcels secure the debt What is the current title owner of each parcel Is investor debt first-lien, second-lien or unsecured What senior bank or construction financing exists What is total project debt including all lenders What interest rate is paid to Form D investors What is the maturity date Are interest payments current-pay or accrued Does BSD Capital guarantee repayment Do Guy Levintin, Sharon Sharaby or other principals provide guarantees What happens at maturity if redevelopment is incomplete What extension rights does the borrower have What collateral remedies do investors possess What was the total acquisition price across all parcels Why does the debt offering exceed the publicly reported $6.5 million property sale How much capital is allocated to acquisition versus development What is the current sources-and-uses budget Which municipal approvals are already vested Which approvals still need to be obtained Did prior development rights transfer to the issuer What is the current proposed unit count and commercial program What is the total construction budget What flood-elevation work is required What are projected insurance costs Has an environmental assessment been completed What hurricane and storm-surge assumptions are used What exit strategy repays investor debt: sale, refinance or completed-project cash flow
CORE RISKS Property-specific concentration Development and entitlement risk Debt repayment risk Potential leverage exceeding historical purchase price Unknown lien priority Construction-cost inflation Interest-rate and refinancing risk Florida Keys hurricane exposure Flood and storm-surge risk High windstorm and flood insurance costs Environmental and shoreline risk Complex multi-parcel title structure Potential changes in development rights Local permitting constraints Dependence on redevelopment execution Potential gap between prior site plans and current sponsor strategy Illiquidity of private debt securities
SEC SNAPSHOT Issuer: 6200 Overseas Hwy Holdings LLLP CIK: 0002141602 Form: D Filed: September 14, 2026 First sale: October 3, 2023 Formation: Florida, 2023 Business address: 2790 Stirling Rd, Suite 10, Hollywood, FL 33020 Phone: 954-955-6222 Industry: Commercial Real Estate Revenue range: $1 - $1,000,000 Security: Debt Exemption: Rule 506(b) Offering amount: $11,760,000 Amount sold: $11,601,600 Remaining: $158,400 Percent sold: Approximately 98.7% Investors: 52 Minimum investment: $50,000 Offering expected to exceed one year: Yes Sales commissions: $0 Finder's fees: $0 Related-person use of proceeds: $0 Related persons: Guy Arie Levintin; Sharon Abraham Sharaby; Boaz Shmuel Rosenblat; Yoav Rosenblat Signer: Guy Levintin Signer title: Managing Member of General Partner
PRIMARY EVIDENCE REVIEWED SEC / Form D — 6200 Overseas Hwy Holdings LLLP, September 14, 2026 Florida Division of Corporations — 6200 Overseas Hwy Holdings LLLP Florida Division of Corporations — BSD Capital LLC and BSD-linked real estate entities BSD Capital — official website, team and investment-platform materials Public commercial-property records — 6200 Overseas Highway, Marathon Public sale records — December 2024 property transaction City of Marathon Planning Commission — 2024 6200 Overseas Highway redevelopment materials Public flood-zone and property records
IMPORTANT FORM D NOTICE Form D is a notice of an exempt securities offering. Filing with the SEC does not mean the SEC has approved, endorsed, appraised or verified 6200 Overseas Hwy Holdings, BSD Capital, the Marathon property, its development rights, collateral value, debt terms or expected investor returns. Investors should independently verify title, liens, mortgage priority, note terms, entitlements, project budget, insurance, environmental conditions and the complete sources and uses of the debt financing before investing.