MV001 · JV Partner Opportunity
A stabilized senior-care asset with a funded path to 42% more beds.
Southern California RCFE, actual 2025 revenue $634,800, expanding 12→17 beds in Year 4. JV equity closes the 30%-down commercial loan.
Deal at a Glance
Sponsor-modeled figures from the Fund I deal-mechanics workbook. Financing terms are Sponsor assumptions pending lender confirmation.
$2.52M
Total project cost
70% LTV
8.25% fixed · 25-yr amort.
1.57x → 2.61x
DSCR, Yr 1 → Yr 5
20-25%
5-Yr deal-level IRR (conservative underwriting)
Underwriting note: exit value assumes appreciation only — no rent-rate increase and no appraisal premium for the added beds is assumed. IRR reflects deliberately conservative inputs; the intent is to under-promise and over-deliver.
2.4x
5-Yr MOIC (with exit)
12 → 17 beds
Value-add expansion, Yr 4
Two Layers of Return
A stabilized cash-flowing base, plus a modeled value-add layer on top.
Cash-Flowing Base
12 beds, operating today
Actual 2025 revenue of $634,800 from the existing 12-bed operation clears the lender's 1.25x DSCR minimum in Year 1 (1.57x) with no value-add assumptions required.
Value-Add Upside
+5 beds in Year 4 (12 → 17)
New bed capacity is underwritten at a conservative 70% occupancy rate (well below the 87-95% San Diego RCFE market range) — building in a cushion for lease-up and turnover risk on the incremental beds only.
70%
New-bed occupancy assumption (conservative underwriting)
5 Years
Target hold / liquidity event (sale, refinance, or buyout)
Yr 5+
JV preferred buyout option: Sponsor may buy out JV partner at 8-10% preferred return + capital return, or JV partner retains equity via a 70/30 promote split
Reg D
506(c) — accredited investor verification required
DSCR & Cash Flow Trajectory
Coverage clears the 1.25x lender minimum from Year 1 and grows every year as NOI outpaces fixed debt service.
Yr 1
1.57x
DSCR
Yr 2
1.80x
DSCR
Yr 3
2.05x
DSCR
Yr 4
2.32x
+5 beds online
Yr 5
2.61x
Exit ~$2.59M
The Ask
Closes the 30%-down commercial loan on the $2.52M project. JV partner and Sponsor co-fund the equity check; Sponsor retains GP oversight and day-to-day ops.
JV Partner Equity
$516,000
Sponsor Equity (Vineet)
$240,000
Total Equity Required
$756,000
Ready to see the full model?
15 minutes to walk through the DSCR schedule, value-add plan, and exit assumptions — then decide.
Book a Call with VineetFor informational purposes only. Not an offer to sell securities. Accredited investors only.