Real estate with a pulse.
We acquire underperforming, cash-flowing senior care real estate across Southern California, restore it operationally, and run it with AI at scale — so returns and quality of care rise together.
Fund I Snapshot
- Asset class Healthcare Commercial Real Estate
- Market Southern California
- Strategy Value-add, controlling stake
- Financing DSCR debt + equity
- Sponsor co-investment $300K, own capital
- Compliance Rule 506(c), Reg D
Why Storeys exists
This fund was born from a personal lesson about where capital is actually safe — and a belief that returns and social good aren't opposites when the asset is real.
- 01I put money earmarked for my kids' college fund into a supply-chain-heavy operating company with no hard assets behind it. It went to zero — no transparency, no tangible collateral, no way to see it coming.
- 02That loss taught me the lesson this fund is built on: back capital with a tangible asset that still has value even if the operating plan underperforms.
- 03Southern California's senior care real estate is fragmented, undercapitalized, and mostly owner-operated — small 6-to-25-bed facilities with real cash flow but no institutional systems behind them.
- 04Demand is structural, not cyclical: the senior population is growing every year, and quality, well-run beds are already in short supply.
- 05I want investors treated as a network, not a wallet — transparency on the health of the business, not just a quarterly distribution.
- 06The goal isn't returns alone. It's building something durable, win-win, and good energy — where every partner owns the part they're responsible for.
Social responsibility is the mandate, not a footnote
Every acquisition decision is filtered through one question: does this help residents flourish in their last phase of life? Operational uplift (staffing, admissions, resident engagement) comes before financial engineering — a facility that cares well for residents is also the facility that fills beds, retains staff, and protects the asset's value.
How we do it
An operator-led model, not a passive landlord model. We buy control, fix operations, and layer AI on top of a hands-on playbook.
Acquire & Control
- Target underperforming, cash-flowing senior care facilities — occupancy or margin below potential, not distressed or unlicensed.
- Take a controlling stake in the real estate and the operating business — alignment and control in one transaction.
- Structure each deal with DSCR financing — debt sized to the asset's own cash flow, not sponsor balance-sheet credit.
Restore & Automate
- Run the proven occupancy-recovery playbook first: reactivate dormant inquiries, fix speed-to-lead, rebuild referral pipelines.
- Layer AI operations on top — 24/7 inquiry response, tour booking, compliance and reporting automation.
- Reinvest early cash flow into staff and resident-experience upgrades before extracting distributions.
Prove, Then Scale
- Fund I stays narrow on purpose — one asset class, one region — to prove a single track-record cycle before diversifying.
- Every acquisition and every operator decision is logged and scored through our internal deal-diligence system, so judgment compounds deal over deal.
- Later funds can rotate into adjacent asset classes; Fund I's job is to prove the model works.
Investors as Partners
- Regular, plain-language reporting on the health of the fund — not just distributions.
- A board seat is open for a lead investor who wants a voice, not just a check.
- We actively draw on the investor network for deal flow, operator relationships, and expertise — capital and counsel both matter.
What we're building
Storeys, LLC — a real estate private equity vehicle currently in formation, targeting a first fund built around one asset class and one region.
The Vehicle
- Storeys, LLC — entity currently being formed; no fund exists yet and no offering documents have been prepared.
- Fund I target raise: $10M, intended to acquire and stabilize a first portfolio of senior care facilities.
- Anticipated offering under Rule 506(c) of Regulation D — open to publicly discuss, restricted to verified accredited investors at the point of sale.
The Asset Class
- Healthcare Commercial Real Estate — Residential Care Facilities for the Elderly (RCFE) / assisted living — Southern California.
- Focus on the 6-to-25 bed segment — high volume, chronically under-marketed, structurally unable to afford institutional systems on their own.
- Cash-flowing at acquisition — the thesis is operational uplift, not a turnaround from zero.
Capital Structure
- Equity + DSCR debt per acquisition — investor capital funds the down payment and early-stage operational uplift.
- Sponsor co-investment from personal capital alongside every raise — real skin in the game on every deal.
- Fund-level reporting and a defined hold/exit framework will be detailed in the definitive offering documents.
Governance & Reporting
- Any offer or sale will be made only via a Private Placement Memorandum, operating agreement, and subscription agreement.
- Board seat and information rights available for a lead investor.
- Compliance-first from day one: Form D and state blue-sky filings planned alongside any future offering.
Why Storeys, why now
This is an operator-led fund, not an allocator pitching a spreadsheet. The strategy is tested on our own facility before it's ever asked of a portfolio operator.
Operator, Not Just Investor
- Directly own and operate Mission Villa, a licensed RCFE — every playbook is proven on our own building first.
- Hands-on across acquisition, financing, and day-to-day operations — not a passive LP position.
- Deep operational focus on the exact pain points that determine occupancy: speed-to-lead, referral-source activation, and reputation.
Track Record
- 23+ years across IT services, software startups, and active investing.
- One prior successful exit — an IT services / consulting / staffing business.
- Built and operate an in-house AI deal-diligence and scoring system that gets sharper with every acquisition evaluated.
Values in the Deal Terms
- Transparency by default — investors see the health of the business, not just the highlight reel.
- Win-win structuring — terms designed to align sponsor and investor incentives over the full hold period, not just at close.
- A bias toward fail-fast, continuous learning — mistakes get surfaced and corrected quickly, not buried.
Discipline
- Every prospective deal is scored against a fixed set of criteria before it reaches an LOI — no deal proceeds on gut feel alone.
- Fund I is deliberately narrow by asset class and geography — depth over breadth for the first track-record cycle.
- Reputational and financial capital are treated as the same asset — long-term relationships over short-term wins.
Two facilities, under active evaluation
Illustrative of the deal size and structure Fund I is built to execute — figures are current diligence estimates, not final terms.
12-Bed RCFE, San Diego
- Fully licensed and occupied at acquisition; margin below stabilized potential.
- Financed via a bridge/DSCR structure on the balance, sized to in-place cash flow.
- Return profile, as-is (no value-add applied): ~11% unlevered / ~17% levered cash-on-cash in Year 1, trending toward ~35% levered by Year 3 on the facility's existing organic growth curve.
Senior Care Facility Acquisition
- Same value-add profile as Deal 1 — sourced through direct operator relationships.
- Runs on the same occupancy-recovery and AI-operations playbook from day one.
What we're raising, and what we're looking for
Capital is only part of it — we're building a network of partners who bring more than a check.
- Contribute to the $10M fund once formed and offering documents are finalized.
- Bring expertise — healthcare/senior-care operations, capital markets, or legal & compliance — board seat available for a lead partner.
- Warm introductions to other verified accredited investors are always welcome.
Start the conversation
Schedule an Investor Call →Full deal memorandum, financial model, and definitive offering documents are shared only with verified accredited investors, once available.
Disclosures & Compliance
This page is a commercial advertisement and is for informational purposes only. It is not an offer to sell or a solicitation of an offer to buy any security. Any offer or sale will be made only to verified accredited investors, via definitive offering documents (Private Placement Memorandum, governing agreement, and Subscription Agreement) describing risks, fees, conflicts, and tax considerations, which should be read in full before investing.
Storeys, LLC is in the process of being formed; no fund currently exists, no offering documents have been prepared, and no securities are currently being offered or sold. The $10M raise, pipeline deal figures, and co-investment amount reflect current intentions and diligence estimates only — not commitments, offers, or guarantees. Any future offering is anticipated to rely on Rule 506(c) of Regulation D, which permits general solicitation but requires verification of each purchaser's accredited-investor status before any sale.
Private equity and real estate investments are speculative and illiquid; you may lose your entire investment. Past performance is not indicative of future results. Statements on this page about strategy, pipeline, or projected structure are forward-looking and subject to risks and uncertainties. Any future offering will not have been registered with or reviewed by the SEC or any state securities regulator at the time of this page's publication. Storeys, LLC intends to file Form D and applicable state "blue sky" notices with any future offering, and is subject to the Rule 506(d) "bad actor" disqualification provisions. No commissions are paid to any unregistered broker-dealer in connection with this page.
Return figures shown for pipeline deals (including cash-on-cash and any multi-year trajectory) are illustrative estimates based on current diligence and in-place financial data, assume no exit or sale, and exclude fees, reserves, and transaction costs. They are not projections, promises, or guarantees of future performance and will be superseded by the figures in the definitive offering documents.
Nothing on this page is legal, tax, or investment advice. Consult your own qualified advisors before making any investment decision. If you are not an accredited investor, please disregard the offering-related content above.