Target Markets
California's Central Valley Corridor
We build where Bay Area wages meet Valley housing costs. A data-driven approach to the most undersupplied housing market in California.
The thesis
Commuter Corridor Thesis
Bay Area workers earning $120K+ are priced out of $1.2M Bay Area homes. They commute to the Valley where $500K buys new construction. This income-housing gap is the engine.
Supply Constraint
CEQA, water rights, and permitting delays limit new supply. Cities like Patterson have more demand than entitled lots. Builders who can navigate permits hold a structural advantage.
Attainable Price Point
We build homes between $400K-$600K. This is the highest-volume, highest-demand segment. FHA-eligible, conventional-qualifying, and below the conforming limit.
Data-Validated Selection
Every market is scored using our Nimble Attainability Index. Nine metrics across income, supply, affordability, and market dynamics. No gut-feel decisions.
Why this corridor
$500K
Median New Build
vs $1.2M Bay Area
45 min
ACE Train to BART
Tracy to Pleasanton
2.5x
Income Gap Ratio
Bay wages / Valley prices
<6mo
Months of Supply
Under-supplied market
Target markets
Ranked by current activity and pipeline depth.
Patterson
Stanislaus County
Small-city fundamentals with strong new-construction demand. Gateway to the I-5 corridor.
Tracy / Mountain House
San Joaquin County
ACE Train commuter hub. Strong Bay Area income spillover with significantly lower land costs.
Manteca / Lathrop
San Joaquin County
Logistics and warehouse employment growth. Amazon and Tesla distribution centers drive demand.
Modesto / Turlock
Stanislaus County
County seat with healthcare and education employment. Stable rental demand.
Stockton
San Joaquin County
Larger market with micro-neighborhood opportunity. Data-driven approach required.
Ripon / Escalon
San Joaquin County
Rural premium communities with limited supply. Strong fundamentals when deals appear.
Systematic process
Every deal follows the same pipeline. No shortcuts, no gut calls.
Market Scoring
Run Nimble Attainability Index across Central Valley markets. Nine metrics including income-to-price ratio, permit pipeline, days on market, and employment growth.
Deal Sourcing
Automated scraping of MLS, auction, and distress records. Lead scoring identifies properties matching our buy-box criteria before they hit the open market.
Underwriting
Every deal runs through a 10-point scoring rubric. Acquisition cost, construction budget, ARV, market signal, and comps are validated algorithmically. GO/CAUTION/PASS recommendation.
Entity Formation
PropCo LLC created for each deal. Capital structure, investor allocations, and loan terms defined before the first dollar moves.
Execution & Tracking
Construction managed through FluidCM with real-time budget tracking. Cost variances flagged automatically. Draw schedules tied to milestone completion.
Exit & Distribution
Sale proceeds flow through PropCo waterfall. Investors receive preferred return first, then profit split. Full accounting in ERPNext with per-property cost centers.
What sets us apart
Vertically Integrated
We don't outsource critical-path work. In-house construction crews mean we control schedule, quality, and cost. The true cost of a vendor includes their delays.
Data-First Decisions
Market selection, deal scoring, and exit timing all driven by live data. Scraper infrastructure monitors 6 counties, 50+ metrics, updated daily.
Local Expertise
We live and build in these communities. Permit relationships, inspector familiarity, and subcontractor networks built over years, not months.
Explore the data yourself
Our Attainability Calculator uses live Census, Redfin, and FRED data to score any California market. See why we build where we build.