20+
Years developing in Los Angeles
For Investors
How We Work
With Investors.
Assemble Capital partners with accredited investors on Los Angeles residential development. Our investors stay passive: the principals source, build and sell every project and personally guarantee the loans. Every relationship starts with a conversation, not an offering.
50+
Homes delivered by the principals
1
Project per LLC, with its own documents
0
Personal guarantees signed by investors
Built to Be Passive
You Invest.
We Do the Work.
A syndication lets you own a share of a development project without running it. The same principals underwrite, entitle, build and sell every Assemble Capital project, so your role stays simple.
Your role
- Get to know the principals and how we work
- Review a project’s business plan and offering documents
- Decide whether it fits your goals
- Subscribe and fund through the secure portal
- Read the updates and receive your annual K-1
The principals’ role
- Source and underwrite every site
- Entitle and permit, including SB 684 approvals
- Arrange the financing and personally guarantee the loans
- Manage design and construction in-house
- Market and sell the homes, and report to investors throughout
Passive describes your role, not the risk. Development investments are illiquid and can lose money; see risks & disclosures.
Relationship First
How a Relationship
With Us Works.
We don’t advertise our offerings. We get to know investors first, and share project-specific information only once a relationship is in place and a project fits what you’re looking for.
Introduce yourself
Schedule a call or tell us about yourself through the form below.
An intro call
A conversation with a principal about your goals, timeline and experience with private real estate.
Get to know us
Review the track record, ask hard questions, visit a site. There’s no rush.
A private review
When a project fits, you review its business plan, PPM and operating agreement privately.
Invest & stay informed
Subscribe and fund in the portal, then follow the project through regular updates.
Structure
One Project.
One LLC.
Each Assemble Capital project is held in its own limited liability company. Investors own a passive membership interest in that LLC; the principals manage it. Your investment is tied to one property, one business plan and one set of documents, so you always know what you own.
The principals personally guarantee the construction and acquisition loans, and investors never sign for the debt. When the project sells, proceeds repay the loan first, then return investor capital and any preferred return, and then the remaining profit is split as set out in that project’s operating agreement.
Further reading: general partner vs limited partner · passive real estate investing · reading an offering memorandum
InvestorsClass A members · passive capital
The PrincipalsClass B · source, build & manage
Project LLCOne property · one plan · one set of documents
Construction loan · guaranteed by the principals, never investors
The PropertyEntitle · build · sell
At sale
Proceeds1. Loan repaid → 2. Investor capital & preferred return → 3. Profit split
A general description of how our projects are typically structured. The specific rate, split and hold for any project are set out only in its offering documents.
What We Invest In
Two Core Strategies.
Value-add and opportunistic residential development in Los Angeles, in neighborhoods the principals know block by block.
Core · Opportunistic
Ministerial approval, no public hearings, and homes sold one by one to owner-occupants.
Core · Value-Add
The strategy behind the principals’ record in the Hollywood Hills and on the Westside.
We also consider small multifamily and tenancy-in-common projects on a select basis. Compare all strategies →
Staying Informed
What to Expect Once You’re In.
Portal
Everything in One Place
Offering documents, subscriptions, statements and tax forms in the secure investor portal.
Updates
Regular Project Reports
Construction photos, milestones, and schedule and budget status, from acquisition through sale.
Taxes
An Annual K-1
One Schedule K-1 per project LLC each year, delivered through the portal.
Access
A Direct Line
You talk to the principals who run the project, not a call center.
Who You’ll Talk To
The Principals.
Your intro call is with one of the three people who run every project. Read their full backgrounds →
RC Thornton
Partner · Construction & Development
Thirty-plus years developing luxury and infill residential across Los Angeles; leads construction, design and delivery on every project.
Oliver Thornton
Partner · Syndications, Investor Relations, Financing & Strategy
Broker and syndicator; leads acquisitions, underwriting, debt placement and investor relations.
Erik Lim
Partner · Syndications, Investor Relations & Operations
A background in private equity and venture capital; leads syndication structuring, investor relations and reporting.
The Record
Twenty Years of Building
in Los Angeles.
Before Assemble Capital, the principals developed more than 50 homes across Los Angeles through Thornton Development Group, including several neighborhood-record sales. Those projects were not Assemble Capital offerings and did not involve Assemble Capital investors.
Questions
Investor FAQ.
Plain answers about getting started, passive ownership, reporting and risk. More on the homepage FAQ, or ask us on a call.
Getting Started
Who can invest with Assemble Capital?
Our projects are private placements, generally limited to accredited investors as defined by SEC rules; some offerings may allow a limited number of sophisticated non-accredited investors. Whether you qualify depends on your own circumstances and is confirmed through the subscription process, not by this website. See our guide to accredited investor requirements.
What happens on the intro call?
A relaxed 20–30 minute conversation with one of the principals. We learn about your goals, timeline and experience with private real estate, and you hear how we source, build and sell. There is nothing to sign and no obligation.
Why don’t you advertise your current offerings?
We raise capital privately, from people we have gotten to know. That keeps our offerings within the rules for private placements and, just as important, lets us make sure a project actually fits an investor before they see it. Project-specific materials are shared one-on-one, after an introduction.
Is there a minimum investment?
Minimums are set project by project in each offering’s documents, so we cover them in conversation rather than publishing them here.
Passive Ownership
What does “passive” mean here?
You provide capital; the principals do the work. Investors don’t source sites, manage contractors, sign loans or make day-to-day decisions. Passive describes your role, not the risk: development investments can lose money, and capital is tied up for the life of the project.
Do investors sign personal guarantees on the loans?
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.
Who makes the decisions on a project?
The managers of each project LLC, who are the principals. Investors hold a passive membership interest, and their rights are set out in the operating agreement.
How long is capital typically invested?
Business plans usually run 12 to 36 months. An SB 684 project, for example, takes about 12 months from entitlement start to ready-to-issue permits and about 12 months to build, followed by home-by-home sales. These are estimates, not commitments, and interests in a private LLC are illiquid.
Reporting & Taxes
How will I be kept informed?
Through our secure investor portal: regular project updates with photos and milestones, your documents and statements in one place, and a direct line to the principals whenever you have a question.
How are taxes reported?
Each project is its own LLC, and investors receive a Schedule K-1 for that LLC each year. How it affects you depends on your own situation, so review it with your tax advisor.
Where do I sign documents and fund an investment?
Offering documents, subscriptions and funding are handled in the secure investor portal, so everything stays in one place.
Risk & Track Record
What are the main risks?
Construction costs can rise, schedules can slip, approvals and financing can take longer than planned, and homes can sell for less or take longer to sell than expected. Investors can lose some or all of their capital. Each offering’s documents describe the risks for that project; see also our risks & disclosures.
Whose track record is shown on this site?
The completed projects were developed by the principals through Thornton Development Group and affiliated companies, which are separate from Assemble Capital. They were not Assemble Capital offerings and did not involve Assemble Capital investors.
Why don’t you publish returns?
Our projects are private offerings, so performance figures and terms are discussed one-on-one with investors we know, alongside the context and risks that go with them.
Get Started
Two Ways to Start.
Talk to a principalSchedule an Intro Call
Pick a time for a 20–30 minute call. No obligation, nothing to sign.
Choose a time →
At your own paceJoin Our Investor Network
Tell us about your goals and we’ll follow up personally. You’ll also receive occasional firm and market updates.
Go to the form →
Already investingInvestor Portal
Project updates, documents and K-1s in the secure portal.
Open the portal ↗
Scheduling a call or joining our network is not an offer, commitment or investment. Nothing on this page is an offer to sell or a solicitation of an offer to buy any security. Any offering is made only through its own definitive offering documents to eligible investors with whom we have a pre-existing relationship, in compliance with applicable securities laws.