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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