Working Lands Investment Fund, LP

United States of America

Last updated 13 May 2020, by Impactyield.

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We build investments through the acquisition and restoration of open lands and the creation and sale of environmental credits for wetlands, streams, water quality, habitat, and carbon to entities that are required by law to offset or mitigate their environmental impacts. All properties are protected by permanent conservation easements. Returns are supplemented by traditional income from sustainable timber management, agriculture and recreation. Our activities extend the footprint of protected lands by using private capital to achieve conservation goals while offering investors a competitive rate of return.

Investments are targeted to be cash generative within three years, with a goal to return capital (plus hurdle) by seven years. Our assumptions contain no leverage and conservatively do not include the final land sale as a component of return. All activities are subjected to rigorous oversight and risk management to protect client's capital and to deliver consistent performance that is not dependent on one source of return.

Financial description

Through the acquisition and restoration of open lands, we expect to generate 65-75% of returns from the creation and sale of environmental credits. Up to 25% is expected to come from traditional sources, such as income from sustainably managed timber, agriculture and recreation. The remaining 0-10% may be generated from opportunistic sources, such as limited conservation development. Target returns are 12-15% net of fees.
Central to our philosophy is a belief that ownership of the underlying land is an important part of both risk and return in monetizing environmental credits. It allows us the flexibility to create the most financially and ecologically optimal land use strategy, to retain the capital appreciation of the protected and restored properties, and to hedge investment risk through a diversified portfolio of projects and sources of returns.

11 years

of track record


the year funded



Fund overview

Asset manager: Working Lands Investment Partners

Product track record: Fund has 11 years of track record

Target IRR: 15%

Committed Capital: 0 USD (US Dollar)

Target return category: Risk-adjusted market-rate of return

Fund domicile:

Product status:


Inception year: 2012

Vintage year: n.a.

Target region: , , ,

Target close date: 01/02/2013

Product term: 10 year term

Assets under management: n.a.

Investment size: Min: 0; Max: 0; Avg: 0

Co-investment policy:

Currency of investments:

Currency for fund / product figures:

Fund investments to date: 2

Fund investments to date exited or repaid: 0

Management fee: 2%

Carried interest: 20%

Hurdle rate: 8%%

GIIN Investors' Council Investment: No

Limited Partners / Investors: n.a.

Limited Partner / Investor Type: Endowments/Foundations, Family Office, Pension Funds, Other Institutional Investors




Phone number: 203-285-3971

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Brian Harris

Managing Director

Deborah Spalding

Managing Partner

Impact Performance


Impact thesis

WLIP generates revenue by monetizing environmental values embedded in landscapes with high conservation or restoration potential. By engaging private capital in land conservation, we leverage resources that have traditionally been on the sidelines of funding for environmental stewardship while demonstrating that sustainable management of open spaces can be a financially competitive land use strategy.
WLIP's business model is driven by the environmental performance of its assets as determined by rigorous third party standards set by oversight agencies such as the EPA and US Fish & Wildlife Service and as established by regulatory requirements under the Clean Water Act and the Endangered Species Act. Our restoration provides essential habitat for native species, improves water quality, and serves as a model of multiple-use sustainable management of natural resources.
Working Lands Investment Fund LP provides investors the opportunity to participate in the emerging asset class of institutional-grade environmental markets investments.

Impact Management


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