We Know Exactly What
We're Looking For
Our Buy Box is narrow on purpose. It helps us avoid wasted time and focus on the kinds of buildings where we’ve consistently outperformed.
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ONCE WE CLOSE, WE DON'T HAND IT OFF
Our Buy Box, NOT!
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 counties as needed)
We know rent control markets better than most
— and it gives us an edge.
Condition
Deferred maintenance, dated interiors,
non-renovated common areas
Cosmetic or manageable Capital expenditures).
Structural issues only with deep research.
Complexity
Renovations, legalizing space, etc.
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
1745 Market St
SRO conversion with deep value and strong upside
02
1035 Stockton
Chinatown asset with below-market rents and major retail upside
03
1405 Van Ness
Classic facade, prime corridor, ripe for unit modernization and value-add
04
1499 California St
Premium corner location with potential for shared housing model expansion
05
195 Los Robles
Suburban value play with stable tenants and operational lift opportunity
06
Old Mother’s Cookies
Industrial-to-residential repositioning with historic charm and zoning unlock
07
500 Haight St
Iconic Lower Haight corner with mixed-use upside and street-level activation
OUR TRACK RECORD
Recent Deals
Check out some examples below
01
270–272 Divisadero St
11 units, 38% below market, prime location
SRO conversion with deep value and strong upside
02
800 Capitol St
6 units, short hold, full-cycle exit in 12 months
Chinatown asset with below-market rents and major retail upside
03
1000 8th St, Novato
3 units, nearly 9,000 sq ft, held under 2 years
Classic facade, prime corridor, ripe for unit modernization and value-add
04
257 S Van Ness Ave
8 units, held 4.8 years, prime corridor
Premium corner location with potential for shared housing model expansion
05
949 Post St
24 units, 11,800 sq ft, owned 3.8 years
Suburban value play with stable tenants and operational lift opportunity
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?
Several walk-ups with deferred maintenance
in Noe Valley and the Mission
SRO assets trading 50–60% off replacement
costwith significant rent delta
Small mixed-use buildings with
underutilized upper floors
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