A closed-end private equity fund targeting $50M in committed equity across 10 premium post-fire coastal parcels — combining ultra-luxury development with disciplined land banking for inflation-hedged, scarcity-driven returns.
One of California's most resilient $3B+ luxury coastal markets — with chronic undersupply (<1% new inventory) and sustained UHNW demand.
Aprisa LLC manages Palisades I LP as General Partner — a closed-end vehicle targeting $50M in committed equity to acquire 10 premium post-fire parcels in Pacific Palisades. We operate at the intersection of institutional rigor and architectural excellence.
Our hybrid strategy combines selective development of 7+ parcels into luxury single-family homes ($6–21M+ each) with land banking the remainder for appreciation and downside protection — engineered to deliver inflation-hedged, scarcity-driven returns.
Off-market sourcing at 15–30% below replacement cost. Starting with 8 identified parcels; rigorous parcel-level underwriting with stress-tested pro formas and multiple exit paths.
$20M allocated to acquisitions
70%+ selective development of 7+ parcels into luxury homes at $550–650/sq ft all-in. Conservative 32–37% margins with ±20% cost sensitivity stress-tested.
$22.5M phased development budget
Up to 30% of parcels held for long-term appreciation and downside protection. Leasing fallback at 4.5–6% yields provides income during extended hold scenarios.
8% appreciation modeled on banked parcels
Optional fractionalized liquidity via SCARCE ERC-1400 digital interests, enabling early-stage participation subject to LP approval and regulatory compliance.
SCARCE ERC-1400 digital interests
California's aggressive multi-layered response to the 2025 LA firestorms creates meaningful timeline acceleration and cost relief for Palisades I LP.
Expedited 30-day permitting alongside CEQA and Coastal Act suspensions that materially shorten timelines and reduce development risk.
110% rebuild allowances with fee waivers reducing soft costs by 30–40% versus standard development — directly improving margins.
Over 160 lenders committed to extended mortgage relief — 90+ days beyond AB 238 — easing acquisition financing conditions portfolio-wide.
State programs may collectively offset 30–60% of effective rebuild costs and financing needs, supporting stronger margins subject to eligibility.
Pacific Palisades is one of California's most resilient luxury coastal markets with chronic undersupply (<1% new inventory) and sustained UHNW demand.
Specialized recovery loans and proposed public-private gap financing mechanisms provide additional capital infrastructure for qualified rebuild projects.
Off-market purchase of 10 premium post-fire coastal parcels at 15–30% below replacement cost. Starting with 8 parcels; rigorous parcel-level underwriting with stress-tested pro formas.
40–50% initial capital call
7+ luxury homes built at $550–650/sq ft all-in over Years 1–3, leveraging California's 30-day expedited permitting and 110% rebuild allowances to lower costs 30–40%.
20–30% development capital call
Optional SCARCE ERC-1400 digital interest creation enabling early liquidity and fractional participation in fund tranches, subject to LP approval and regulatory compliance.
Fractionalized early-stage access
Phased exits to UHNW domestic and international buyers over a 24–48 month primary hold. Leasing fallback at 4.5–6% yields available for extended hold scenarios.
$80M total exits (base case)
Selection of the 10 core parcels currently under strategic review or acquisition.
“Palisades I LP represents the pinnacle of institutional real estate strategy. Their focus on specific coastal parcels combined with the agility of Aprisa LLC is unprecedented in the post-2025 market.”
Opportunities for Limited Partnership entry are currently open for the Q2 2026 tranche. Minimum commitment of $1,000,000. Contact our investor relations team or reach David Fox, Founder & CEO, directly to begin the vetting process.