4855 College Ave 3.05-Acre Multifamily Development
A complete Offering Memorandum for a 3.05-acre site zoned single-family, with a proposed rezone to multifamily from RS-1-7 to RM-4-10. The work packages zoning, demographics, market analysis, development programming, financial modeling, and exit strategy in the same format used by institutional real estate teams. Presented at a UCSD Urban Planning EXPO with a charrette board and investor video pitch.
The file, at a glance.
Four numbers carry the weight of this file — the same vitals an investment committee reads first.
What went into this file.
The same two-ledger standard as an institutional package: the analysis and design work on the left, the financial modeling and deliverables on the right.
- Land use and zoning analysis for RS-1-7 to RM-4-10 rezone
- Demographics with growth projections through 2035
- Market analysis covering vacancy, rents, absorption, and comparable projects
- Development program, site plan logic, and parking approach
- Design vision, massing, amenities, and tenant mix
- Community benefits summary and SWOT analysis
- 10-year development proforma with full cash flow
- IRR, cash-on-cash, equity multiple, and levered return outputs
- Financing assumptions, cost basis, and cap rate sensitivity
- Marketing and branding identity for investor presentation
- 30-page investor-ready Offering Memorandum
- EXPO charrette board and investor video pitch
Every file is built the same way.
Different asset, same discipline. Each project in this portfolio moves through four gates before it earns a recommendation.
Intake & context.
Zoning, site constraints, demographics, and submarket dynamics — the facts that decide what's possible before a single number is modeled.
Model everything.
A full proforma: acquisition or development cash flows, financing assumptions, and hold-period returns — IRR, cash-on-cash, equity multiple.
Pressure-test.
Cap rate sensitivity, vacancy downside, exit scenarios. A model is only useful once it has been argued with.
Package the decision.
An investor-ready document: the analysis, the numbers, and a clear recommendation — hold, build, reposition, or walk.
Want this analysis on your deal?
Every project on this page started the same way — with a model. Send me a property you're considering, or just your goals, and I'll come back with a real proforma.
One call.Then a model.
No fees until you transact. No high-pressure pitch. The numbers will tell us if there's a deal here — and the call will tell us if we're a fit.
More from the portfolio.
Same discipline, different asset class — pick the next file.