AlphaSpec: An Investment Opportunity

Projected 2x return multiple over 18 months.

Line drawing of a modern multi-story building with large windows and flat roof design.
Modern white two-story house with wood accents, large windows, and desert landscaping including cacti and drought-resistant plants.
Floor plan of a house with a two-car garage, a bedroom, a bathroom, an office, a living room, a kitchen with a dining area, and a patio. The house features wooden and tiled flooring, modern furniture, and green plants.
Open-concept kitchen and living room with black and white color scheme, wooden accents, a dining area with several chairs, shelves with decorative items, and large windows with natural light.
Modern kitchen with black marble countertops, a large window, and light wood cabinetry
Modern bathroom with white marble walls and a large bathtub on the left, a glass-enclosed shower with marble walls in the center, a wooden sauna door behind the shower, and a white marble vanity with a large mirror and black fixtures on the right.
Living room with white sofa, black side tables, a gold-trimmed mirror, and a glass vase with dried flowers on a dark coffee table.
Modern two-story house with white stucco exterior, black-framed windows, and a spacious outdoor patio featuring chairs, a coffee table, hanging wicker chair, and greenery.
Modern two-story house with white exterior, large windows, and a covered patio. Green lawn and outdoor seating area with potted plants in the yard. Clear blue sky in the background.

In January 2025, a devastating fire tore through Pacific Palisades—destroying structures but not the spirit of the community. If anything, that spirit has only grown stronger. As rebuilding gains momentum, we see both a responsibility and a rare opportunity to be part of a historic comeback.

Today, land is trading at nearly 50% below pre-fire values—but this window won’t last. Homes are rising fast, residents are returning, and progress is accelerating.

Schools are being rebuilt, commercial corridors are reopening, and Rick Caruso’s $200M shopping center is set to relaunch in Spring 2026. Hundreds of major stakeholders are fully committed to bringing the Palisades back stronger than ever.

Anacott FORMM is uniquely positioned—with in-house design, trusted construction partners, factory innovation, and deep community roots—to deliver luxury homes, meet market demand, and double equity investment in just 18 months.

Fiske Street Investment

Executive Summary

$1.0M
Total Equity Raise
$100K
Min Investment
97.5%
Base Case Return
1.98x
Return Multiple
18
Months Duration

Property Overview

  • Target: 1130 Fiske Street, Pacific Palisades
  • Lot Size: 6,500 sq ft (0.15 AC)
  • Purchase Price: $1.8M
  • Home Size: 4,225 sq ft (65% FAR)
  • Construction Type: Custom factory-built modules with premium local design and finishing

Investment Structure

  • Total Equity Required: $1,000,000 (29.1%)
  • Debt Facility: $2,432,955 (70.9%)
  • Available Units: 10 units at $100K each
  • Sponsor Investment: Anacott taking 1 unit ($100K)
  • Pref Return Annualized: 10% cumulative (before profit split)
  • Profit Split: 70% investors / 30% sponsor

Market Opportunity

  • Post-Fire Recovery: Market bottom reached with accelerating activity
  • Land Sales: 156 transactions averaging $2.48M since fires
  • Building Permits: 400+ approved permits, dozens near completion
  • Price Discovery: Alphabet Street lots trading $1.4M-$2.2M

Market Recovery Analysis

Land Sales Momentum

  • 156 sold transactions averaging $2.48M
  • 15 active contracts/pending averaging $2.37M
  • Alphabet Street Activity: 5,000-6,500 sq ft lots $1.4M-$2.2M
  • Average DOM: 37 days indicating healthy velocity

Building Momentum

  • 400+ approved building permits issued post-fire
  • Dozens of homes near completion across Palisades
  • Active construction demonstrating market confidence
  • Pre-Fire Comparison: Similar lots averaged $3.1M-$3.8M
Comparable Land Sales Analysis ▼

0.12 AC Lots (5,227 sq ft)

Address Sale Price Price/SF Date Sold
858 Fiske St$1,450,000$27706/20/2025
830 Fiske St$1,560,000$29907/08/2025
1006 Fiske St$1,450,000$27707/22/2025
1046 Fiske St$1,460,000$27908/25/2025

0.15 AC Lots (6,534 sq ft)

Address Sale Price Price/SF Date Sold
1111 Galloway St$1,738,000$26605/28/2025
1017 Kagawa St$1,800,000$27505/29/2025
1106 Hartzell St$1,775,000$27206/11/2025
1107 Hartzell St$1,600,000$24507/15/2025
1115 Galloway St$1,783,000$27307/28/2025
1143 Kagawa St$1,750,000$26808/25/2025
920 Iliff St$1,912,000$29308/26/2025
916 Iliff St$1,912,000$29308/26/2025
947 Iliff St$1,812,000$27709/08/2025
755 Iliff St$1,725,000$26409/11/2025
1027 Kagawa St$1,875,000$28709/17/2025
Average 0.15 AC $1,789,000 $274 Our Target: $275/sf

Project Development Plan

Target Property: 1130 Fiske Street

  • List Price: $1.695M
  • Our Target: $1.8M (conservative estimate)
  • Lot Size: 6,500 sq ft (0.15 AC)
  • Status: Listed 09/9/25
  • Buildable Area: 4,225 sq ft (65% FAR)

Development Program

  • Architecture: Contemporary with fire-resistant materials
  • Bedrooms: 4+ bedrooms, 4+ bathrooms
  • Materials: Stucco, metal roof, composite siding
  • Features: Open-plan living with premium finishes
  • Landscaping: Sustainable, fire-resistant design
Detailed Cost Breakdown - $3,580,900 Total ▼

Land Acquisition - $1,800,000

Hard Costs - $1,459,000

Item Cost Notes
Engineering & Plans$45,000Site, structural, MEP, Title 24
Home Units + Sales Tax$650,000Factory-built premium modules
Shipping & Crane$65,000Transport + installation
Foundation & Site Prep$75,000Concrete, footings, utilities
Setup & Installation$25,000On-site assembly
Flooring (Premium)$55,000Wide plank oak throughout
Drywall Level 5 Finish$25,000Premium smooth finish
Paint Work$50,000Interior/exterior paint
Lighting Package$15,000Designer fixtures
Kitchen (4+ bath upgrade)$95,000Tile, fixtures, premium finishes
Kitchen Cabinets$65,000Custom millwork
Bathroom Cabinets$25,000Custom vanities (4+ baths)
Kitchen Countertops$18,000Quartz waterfall island
Bathroom Countertops$15,000Quartz (4+ baths)
Appliance Package$85,000High-end integrated
Stucco Exterior$90,000Fire-resistant system
Aluminum Siding$14,000Accent material
Metal Roof$42,000Standing seam premium
Hardscape & Landscaping$100,000Fire-resistant design

Soft Costs - $138,000

Item Cost Notes
Architectural/Design$35,000Custom design development
Permits & Fees$25,000City + state, fire dept
Insurance (18 months)$18,000Builder's risk
Marketing & Staging$45,000Premium staging/photography
Legal & Admin$15,000Contracts, title, misc

Financing Costs

Item Cost Notes
Loan Origination$35,9551.5% of debt facility

Cash Flow Analysis

Base Case Monthly Cash Flow ($1,250/sq ft) ▼
Month Equity Draw Debt Draw Total Draw Outstanding Debt Monthly Interest Cumulative Interest Notes
0$1,100,000$735,000$1,835,000$735,000$0$0Land, design, fees
1$0$55,000$55,000$790,000$6,125$6,125Engineering, permits
2$0$85,000$85,000$875,000$6,583$12,708Foundation
3$0$10,000$10,000$885,000$7,292$19,999Insurance, misc
4$0$170,000$170,000$1,055,000$7,375$27,37425% home units
5$0$140,000$140,000$1,195,000$8,792$36,166Shipping, setup, roof
6$0$425,000$425,000$1,620,000$9,958$46,12450% home units, finishes
7$0$280,000$280,000$1,900,000$13,500$59,62425% home units, appliances
8$0$115,000$115,000$2,015,000$15,833$75,458Hardscape, paint
9$0$10,000$10,000$2,025,000$16,792$92,250Insurance, misc
10$0$135,000$135,000$2,160,000$16,875$109,125Stucco, marketing
11$0$10,000$10,000$2,170,000$18,000$127,125Insurance, misc
12$0$10,000$10,000$2,180,000$18,083$145,208Insurance, misc
13-17$0$50,000$50,000$2,230,000$90,417$235,625Final items, staging
18----$18,583$254,208SALE MONTH

Sale Calculation (Month 18)

Sale Component Amount Notes
Gross Sale Price$5,281,2504,225 sq ft × $1,250/sq ft
Less: Commission (5%)($264,063)Real estate commission
Less: Closing Costs($15,000)Title, escrow, misc fees
Net Sale Proceeds$5,002,187Available for debt payoff & equity

Total Debt Payoff: $2,484,208 ($2,230,000 principal + $254,208 interest)
Net to Equity: $2,517,979

Distribution Waterfall

Payout Priority Structure

  1. Return of Capital: Investors receive 100% of capital contributions first
  2. Preferred Return: 10% annualized return to investors before profit split
  3. Profit Split: Remaining profits split 70% to investors / 30% to sponsor
DOWNSIDE ($1,000/sf)
27.3%
Total Return
$1,273,042 Distribution
BASE CASE ($1,250/sf)
97.5%
Total Return
$1,975,448 Distribution
UPSIDE ($1,450/sf)
153.7%
Total Return
$2,537,373 Distribution
Detailed Waterfall Analysis by Scenario ▼
Downside Scenario ($1,000/sq ft)
Gross Sale Proceeds$3,998,750
Less: Debt Service($2,672,976)
Available to Equity$1,325,774
1. Return of Capital$1,000,000
2. Preferred Return (15%)$150,000
3. Remaining for Split$175,774
- To Investors (70%)$123,042
- To Sponsor (30%)$52,732
Total Investor Return$1,273,042 (27.3%)
Base Case ($1,250/sq ft)
Gross Sale Proceeds$5,002,187
Less: Debt Service($2,672,976)
Available to Equity$2,329,211
1. Return of Capital$1,000,000
2. Preferred Return (15%)$150,000
3. Remaining for Split$1,179,211
- To Investors (70%)$825,448
- To Sponsor (30%)$353,763
Total Investor Distribution$1,975,448 (97.5%)
Upside Scenario ($1,450/sq ft)
Gross Sale Proceeds$5,804,937
Less: Debt Service($2,672,976)
Available to Equity$3,131,961
1. Return of Capital$1,000,000
2. Preferred Return (15%)$150,000
3. Remaining for Split$1,981,961
- To Investors (70%)$1,387,373
- To Sponsor (30%)$594,588
Total Investor Distribution$2,537,373 (153.7%)

Investment Highlights & Risk Analysis

Investment Highlights

  • Minimum Investment: $100,000 (scalable with multiple units)
  • Projected Timeline: 18 months
  • Expected Returns: 95-146% total return with 15% preferred return
  • Strong Downside Protection: 38% return even in downside scenario
  • Experienced Team: Custom factory built cores, with 50+ years and thousands of units completed; locally integrated design and general contracting team; embedded sales and marketing network

Market Positioning Advantages

  • Location Premium: Alphabet Streets - most desirable Palisades sub-market
  • Fire-Resistant Design: Addressing post-fire buyer priorities
  • Timing: Entering market at recovery inflection point
  • Product Differentiation: Contemporary architecture with premium finishes

Risk Mitigation

  • Conservative Underwriting: $1,000/sq ft downside vs. $1,250+ area comps
  • Price Security: Core construction costs locked upon commencement
  • 70% Debt Financing: Leveraged returns with manageable equity exposure
  • Strong Comps: Pre-fire new construction sold $1,400-$1,600/sq ft, 20%+ above our conservative estimates
  • Market Recovery: Post-fire infrastructure improvements enhancing long-term values

Success Factors

  • Premium Location: Alphabet Streets - one of the most desirable neighborhoods in the Palisades with walkability to Caruso's Palisades Village Center, reopening prior to market delivery
  • Market Recovery Timing: Entering at inflection point of rebuilding cycle
  • Fire-Resistant Materials: Addressing primary buyer concern post-fires
  • Infrastructure Improvements: New Palisades Recreation Center, hundreds of brand new homes, underground utilities, and enhanced community amenities
  • Factory-Built Efficiency: Quality control and faster construction timeline

Time-Sensitive Opportunity & Next Steps

Investment Commitments
10 units available at $100k each • $1M total equity raise • First come, first served basis
$100K
Target Property Acquisition
1130 Fiske Street submission upon full equity commitment • 21-day close
$1.8M
Construction Financing Secured
Debt facility pre-approved at 70% LTC • 10% interest-only • Draw-based structure
$2.43M
Market Equilibrium Reached
156
Land Sales Closed
400+
Building Permits Issued
45%
Current Land Discounts
Days on market declining. Prices stabilizing. Available inventory rapidly contracting.
A generational entry point is now.

Disclaimers & Important Information

Important Disclaimer: This investment presentation is based on current market analysis, cost estimates, and projections. Actual results may vary materially from projections due to market conditions, construction variables, regulatory changes, and other factors beyond the control of the development team.

Risk Factors: Real estate development involves significant risks including but not limited to market volatility, construction cost overruns, permitting delays, environmental issues, and general economic conditions. Past performance does not guarantee future results.

Professional Advice: This presentation does not constitute investment advice. Prospective investors should consult with qualified financial and legal advisors before making any investment decisions. All financial projections are estimates and should not be relied upon as guarantees of future performance.

Accredited Investors Only: This investment opportunity is available only to accredited investors as defined by SEC regulations. Minimum investment of $100,000 required.

THANK YOU.