Four strategies, chosen for these markets.
The Central Coast rewards investors who understand its constraints. Fresno rewards the ones who buy right and build efficiently. Our strategies are built around what can actually be entitled, built, and rented in each.
ADU & Unit Additions
California's ADU laws keep expanding what's possible. We add legal units to under-utilized residential parcels — built by our own in-house crews for more doors, more income, more value.
Land & Infill Development
We buy buildable lots — and know how to tell them apart from the value traps. Entitlement-savvy development in towns where housing demand outstrips supply.
Commercial & Industrial
Tired retail, office, industrial, and mixed-use assets bought below replacement cost, then re-tenanted, re-configured, or re-entitled for higher and better use — from storefronts to warehouse and flex space.
Multifamily Value-Add
Small multifamily with room to grow — renovations, added units on oversized lots, and operational upside in markets with structural rental demand.
What we're looking for, specifically.
Two regions, one filter: the numbers and the entitlements both have to work.
- Single-family value-add.$150,000 to $350,000 in on the Valley side — the central Fresno bungalow trade. On the coast, anything where the finished value carries the basis plus a real construction budget.
- Two-to-four unit and small multifamily.Operational upside, deferred maintenance, or an oversized lot with room for an added legal unit under current state housing law.
- Land and infill lots.Buildable parcels with a clear path through zoning, utilities and water. We underwrite entitlement risk rather than assuming it away — which is why we pass on lots that look cheap.
- Commercial, industrial and flex.Bought below replacement cost with a re-tenanting, reconfiguration or re-entitlement thesis. Storefronts through warehouse space.
- 1031 replacement candidates.Sourced to an exchanger's stated price, property type and income target, underwritten against real rents.
And what we don't buy.
Most deals don't survive our underwriting. That's the point — here's what reliably kills one.
Deals that need a miracle entitlement
If the project only pencils assuming a variance nobody in that jurisdiction has ever been granted, it isn't a project. It's a hope with a spreadsheet attached.
Assets priced on someone else's pro forma
Rents that don't exist yet, operating expenses that quietly omit insurance and management, and a cap rate borrowed from a market three hours away.
Anything we can't physically manage
We work two regions because we can stand on site in both of them. A good deal we can't oversee is a bad deal for everyone whose capital is in it.
Have something that fits?
Send us the address. If the numbers work we'll tell you; if they don't, we'll tell you that too.
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