We Know Exactly What
We're Looking For
Our Buy Box reflects our experience. It helps us avoid wasted time and focus on the kinds of buildings where we have consistently outperformed.
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ONCE WE CLOSE, WE DON'T HAND IT OFF
Seasoned Operators in a Unique market
Our team takes over leasing, tenant relations, city compliance, and building improvements.
Attribute
Typical Range
Why It Matters
Units
40-50 (10-200 range)
Enough scale for real upside, small enough
to stay off institutional radar
Construction Year
No restrictions
Our multiple strategies are applicable
to any unit count
Rent Roll
5-30% below market
Creates upside regardless of rent growth
or market timing
Submarkets
SF Bay Area (all 9 counties)
Knowledge and experience with rent
control gives us an edge to add value
Condition
Deferred maintenance, dated interiors,
non-renovated common areas
Cosmetic or manageable Capital expenditures.
Structural issues only with deep research.
Complexity
Renovations, legalizing space, problems that we
have experience and expertise to solve.
Our operating team thrives
where others walk away
IN MARKET & REVIEWING NEW DEALS EVERY WEEK
Actionable Deals
We’re ready to move. If a building fits our criteria
and we can underwrite it to a clear NOI lift.
100+ Assets
Within the past year
20+ Brokers
Ongoing local conversations
$2M–$20M
Pipeline active deals
Sharp Analysis
Focused on rent and legal upside
01
Hayes Valley
Multiple Income Streams. Positive Cash Flow on Day one. Many value add opportunities
02
Chinatown
Chinatown asset with below-market rents and major retail upside
03
Van Ness
Classic facade, prime corridor, ripe for unit modernization and value-add
04
Nob Hill
Premium corner location with potential for shared housing model expansion
05
Marin County
Marin County. Suburban value play with stable tenants and operational lift opportunity
06
Oakland Live-Work
Industrial-to-residential repositioning with historic charm, exempt from rent control
07
The Haight
Iconic Lower Haight corner with mixed-use upside and street-level vitality
OUR TRACK RECORD
Recent Deals
Check out some examples below
01
270–272 Divisadero St
7 units, 38% below market, prime location
Plan to increase commercial income, make improvements, and implement pass throughs
02
800 Capitol St
12 units, beautiful historic building
Has cash flowed from Day 1. Solano County. Rents up 20% in 18 months
03
1000 8th St, Novato
has seen 4% rent growth for 4 years
Conversion of Retail to Live-Work will double income
04
257 S Van Ness Ave
3 units mixed use
Premium corner location with potential for shared housing model expansion
05
3027 Capp Street
Just sold for large gain in Oakland
We have made many successful investments in Oakland and the East Bay. 20+ IRR over 12 years
FOR LPS & CAPITAL PARTNERS
Investor Buy Box
Here’s what to expect from the types of deals we pursue
$250K-$500k
Typical entry per unit
$3M-$20M
Total deal size
20–40% Below
Rent roll vs. market
3–7 Years
Target hold period
What We're Looking At Now?
A portfolio of 300 units with solid upside
Many apartment buildings on and off market that can be acquired with positive leverage
Small and large mixed-use buildings with
underutilized upper floors
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