$2.40M
Sale price
Single Family · Beverly Grove
Villa De Edinburgh
138 N Edinburgh Ave · Sold · $2.40M · 2013 – 2015
39.3%
Gross profit on cost
$0.68M
Gross project profit
New build
Ground-up construction
The Investment
Ground-up infill on a flat Beverly Grove lot — the low-drama version of the model.
Beverly Grove is dense, flat, and walkable, with a buyer pool that skews toward end users rather than investors. Flat-lot construction here carries none of the geotechnical risk that hillside work does, which narrows the range of outcomes in both directions.
The team built ground-up on the site, delivering a new home into a submarket where most of the competing inventory is decades old. Total project cost was $1.73M.
The home sold in 2015 for $2.40M — $0.68M of gross profit at a 39.3% margin on cost. It is a representative outcome rather than a headline one, which is why it sits in the schedule alongside the record sales.
Gallery
The property.
Return On Investment
The numbers.
| Strategy | Total project cost | Disposition / value | Gross profit | Profit on cost |
|---|---|---|---|---|
| New construction | $1.73M | $2.40M | $0.68M | 39.3% |
This project was completed by the principals through Thornton Development Group or an affiliated predecessor entity. It was not an Assemble Capital offering and did not involve Assemble Capital investors. Figures are sponsor-level, pre-tax, unaudited, and derived from internal records, closing statements, and lender documentation. Past performance is not indicative of future results.
Investment Cycle
How the deal ran.
Every project follows the same arc — acquire, design and permit, build, market, exit. What changes is where the time and the risk concentrate.
2013
Acquire
Flat infill lot acquired in Beverly Grove.
2013–2014
Design & permit
By-right ground-up design permitted without entitlement risk.
2014–2015
Build
New construction delivered on a flat, low-complexity site.
2015
Exit
Sold at $2.40M — 39.3% gross profit on cost.
The Takeaway
Flat-lot infill trades upside for predictability. A portfolio needs both.
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