Congregate living facilityCongregate living facility conversion
The Capital
Orange, Orange County, CA
Investment thesis
The Capital is the conversion of a single-family home at 914 N Sacramento, Orange, CA into a congregate living facility. Upon plan approval the property is valued at ~$1.4M, with a projected post-buildout appraisal of ~$2.1M. We are raising 30% of the pre-buildout value ($420K) from investors, targeting a 17–23% IRR.
Property overview
Single-family residence at 914 N Sacramento, Orange, CA, being converted into a licensed congregate living facility. Pre-buildout value ~$1.4M; estimated buildout ~$250K; projected post-buildout appraised value ~$2.1M.
Healthcare use case
Congregate living facility addressing demand for residential care beds in Orange County.
Operator / tenant
Rocfey (owner-operated)
Rocfey will own and operate the facility; no third-party operator.
Stage 1 - Pre-buildout details
You are participating before the buildout is complete and before lease income exists. Higher target upside, higher execution risk.
Cost overruns or delays in conversion work can compress returns or extend the hold.
No operator lease is signed yet; a delay in placing a tenant would push out stabilized cash flow.
RCFE licensure requires state approval; changes in health-and-safety code or inspection findings could add cost or time.
Rising rates or softening cap rates at exit could reduce the projected post-buildout value.
This is a private, illiquid investment with no secondary market; capital is committed for the full hold period.
Stabilization assumes a target schedule; entitlement, construction, and licensing each carry timing risk.
Construction or take-out financing terms may change; rate or availability shifts can affect returns.
This is a prototype using fictional data. Nothing here is an offer to sell or a solicitation of an offer to buy any security, and no money can be invested. Targeted returns are illustrative, not guaranteed, and actual results may differ materially.