Generating Asymmetrical Returns Through Real Estate Syndication.

Private placements are generally limited to accredited investors, a status defined by SEC rules using income, net worth or professional-credential thresholds. Whether a particular person qualifies depends on their own circumstances and is determined through the offering's subscription process, not by this website. See our guide to accredited investor requirements.

Start with a conversation. Request one here and tell us about your goals and experience with private real estate. We set up an introductory call, and when a specific project is a fit, qualified investors review its business plan and offering documents privately. Subscriptions, documents and reporting are then handled in our secure investor portal.

No. The principals personally guarantee the loans on every Assemble Capital project, and investors never sign personal guarantees on project financing. The guarantee runs to the lender, not to investors, so it does not protect investor capital; it means the debt obligations sit with the principals rather than with you.

SB 684, expanded by SB 1123, lets a qualifying infill lot be subdivided into as many as ten fee-simple parcels through ministerial approval, with no discretionary hearings or CEQA review. Each new home sits on its own APN and sells individually to an owner-occupant with a conventional mortgage. We were among the first to execute it in Culver City, and the appraisals and construction financing we have seen are why it is a core strategy. See the SB 684 strategy.

Most of the completed projects were developed by the principals through Thornton Development Group and affiliated companies, which are separate from Assemble Capital. Those projects were not Assemble Capital offerings and did not involve Assemble Capital investors. The exception is The Gonzaga Residence, an Assemble Capital project that sold in 2026; investor-level results for it are reported privately to its investors. They show what the principals have built, not what any Assemble Capital offering has returned.

Our projects are private offerings, so we keep performance figures and offering terms for one-on-one conversations with qualified investors rather than publishing them. Start with a conversation, and once we’ve gotten to know you we’ll walk you through the record and how our projects are structured.

SB 684 is a California law that created a streamlined, ministerial approval process for housing development projects of up to 10 units on multifamily-zoned lots, as part of the Starter Home Revitalization Act. Qualifying projects are approved without a discretionary hearing or CEQA review.

SB 1123 amended the Starter Home Revitalization Act effective July 1, 2025, extending SB 684’s streamlined ministerial process to vacant lots in single-family zones, and adding tenancy in common as a permitted ownership structure.

Up to 10 dwelling units on up to 10 lots, excluding a remainder parcel. New units cannot exceed an average of 1,750 net habitable square feet.

On recent Westside projects, about 12 months from the start of entitlement to ready-to-issue building permits, trending toward 9–10 months, then about 12 months of construction. These are estimates, not guarantees.

Not when each home is a fee-simple lot in a standard subdivision, not a condominium, and is sold as a completed home within an incorporated city (Cal. Bus. & Prof. Code §11010.4).

No. A lot previously subdivided under SB 9 or the Starter Home Revitalization Act is not eligible.

From purchase to resale, many well-run remodel and expansion projects take roughly 12 to 24 months, depending on scope, permitting and the market. Larger or hillside projects can take longer.

Often, but not always. A remodel that keeps part of the structure can reduce demolition, foundation and permitting scope, but hidden conditions can add cost once walls are opened.

Many remodels and additions need only building permits, not separate entitlement approvals, though hillside, historic or coastal sites can add reviews.

For sales on or after July 1, 2026, the first threshold is $5,400,000, according to the City of Los Angeles Office of Finance. The thresholds adjust each July, and a higher rate applies above a second threshold.

Those areas tend to have deeper buyer demand and more consistent resale, which reduces the risk that a finished home sits unsold.

It depends on the age, condition and scope of the house, but remodels generally need more contingency than new construction because existing conditions are only fully visible once walls are opened.

Yes. We work with agents on both sides and honor the agreed commission. Bring us a deal and you stay on it.

Yes. Send deals you have under contract, with the contract price and your assignment terms, and we’ll tell you quickly whether it works for us.

When the deal calls for it, we can close quickly with cash or private financing. Timing depends on title, the seller’s needs and any due diligence the site requires; we’ll tell you our timeline with the offer.

Within two business days you’ll get a yes, a no, or our questions. If it fits, we walk the property and make an offer.

Yes. If you’re not an agent and bring us an off-market property we buy, we pay a referral fee where the law allows it. Tell us up front when you submit, and we’ll confirm terms in writing before you share the owner’s details.

Yes, selectively. For luxury single-family projects we also buy in Beverly Hills proper and select Orange County and South Bay markets, where Measure ULA doesn’t apply. For SB 684 and SB 1123, we also buy infill sites in the South Bay, San Diego County, Orange County and Santa Barbara County, outside the Coastal Zone, where new homes can achieve strong per-square-foot resale. If you’re unsure, send it.