Projects
Auburn Blvd Plaza
A 15,902 SF multi-tenant retail center acquired below replacement cost at $132/PSF in a northern California suburb, anchored by internet-resistant tenants across auto, service, and food categories providing immediate positive cash flow. The asset was 90% occupied at purchase with one vacant unit 1,600 SF suite as a clear value-add lever, alongside inefficient gross leases ripe for NNN conversion. The business plan targets lease conversion, lease-up, and rent increase to market at upcoming expirations to drive significant NOI growth and a premium exit.
Execution Plan: Lease vacant spaces and optimize Month to Month lease agreements to enhance occupancy and revenue stability. Implement strategic rent escalations for month to month tenants to drive income growth. Reposition existing debt through refinancing and cash-out opportunities, while evaluating a potential 1031 exchange to maximize long-term portfolio value.
Investment Highlights
15,902 SF
Well-positioned retail asset with value-add potential
8.2% In-Place Cap Rate
Strong existing cash flow at acquisition
12% Pro Forma Cap Rate
Projected stabilization through NNN conversion and strategic lease-up
200%+ Projected ROI
Significant upside through repositioning and operational improvements
12–18 Month Hold Period
Targeted execution timeline designed for accelerated value creation
empire street Plaza
A retail/office property in Solano County, California was purchased through seller financing at $119 per square foot, well below replacement cost, providing strong downside protection from the start. The property originally used inefficient Modified Gross leases, where the landlord paid for taxes, insurance, and maintenance. By converting tenants to triple-net (NNN) leases, those costs were shifted to tenants, unlocking significant value without any renovations. These changes, along with leasing improvements, increased the property’s net operating income (NOI) by 84%, making it more attractive for a future sale to an institutional buyer. The property is also located in a busy, high-foot-traffic downtown corridor. It's a clear path filling remaining vacancies, optimizing month-to-month leases, and implementing rent escalations.
Execution Plan: Fill in/Address vacancies & optimize lease structures to transition assets to NNN agreements. Implement rent increases for month-to-month tenants. Following stabilization, reposition seller-financed debt to improve long-term financing terms.
Investment Highlights
10,215 SF
Well-positioned neighborhood retail asset with repositioning upside.
6.64% In-Place Cap Rate
Strong existing income with immediate operational upside.
12.2% Pro Forma Cap Rate
Stabilization through MG-to-NNN conversion and lease-up
365% Projected ROI
Strong value-add opportunity through operational improvements.
8–18 Month Hold Period
Short-to-mid term hold focused on appreciation and cash flow growth.
San Juan Center
A 21,000 SF multi-tenant retail center where leasing one key anchor space transforms the deal. Filling a 7,931 SF below-market suite at $120K/year NNN turns roughly 35% of the building from a cost center into a profit center. The NNN lease shifts taxes, insurance, and CAM to the tenant, eliminating major landlord expenses. With a stabilized DSCR of 2.44x, the property also supports a strong refinance or supplemental loan to pull out equity while holding for appreciation. Additionally, the end-cap will be split into two smaller suites for faster lease-up and to attract a national credit tenant. It sits on a high-traffic corridor with strong daily vehicle counts.
Execution Plan: Reduce vacancy exposure and optimize lease structures through the conversion of tenants to NNN agreements. Execute strategic rent adjustments for Month to Month tenants to enhance revenue performance. Upon asset stabilization, refinance debt to secure more favorable long-term financing terms.
Investment Highlights
21,000 SF
Well-positioned retail center with significant repositioning potential.
6.2% In-Place Cap Rate
Stable in-place income with long-term upside opportunity.
12.1% Pro Forma Cap Rate
Stabilization through anchor lease-up, end cap retenanting, and NNN conversion.
175%+ Projected ROI
Strong value-add opportunity through strategic leasing improvements.
18–36 Month Hold Period
Mid-term investment horizon focused on appreciation and cash flow growth.