An investment opportunity to rebuild Altadena: sustainable model homes that blend mid-century inspiration with timeless California style.
Offering Size
$5,000,000 $100,000 Min. Investment
Project Returns
60% ROI
Target Total Acquisitions
10 Homes
Target Close Date
31 Dec, 2025
Inspired by the past Designed for the next era
Strategic Partnership
Golden Bee is partnering with Pacific Crest Design + Build to deliver this exciting investment opportunity, combining strong financial strategy with thoughtful, community-rooted design. The homes are inspired by the character of the surrounding neighborhood, blending timeless craftsmanship with modern sustainability and resilience. With efficient floorplans, scalable layouts, and fire-conscious detailing, the houses reflect both investor value and a design strategy grounded in context, beauty, and long-term livability
Development Advantages
Efficiency
Standardized floorplans streamline approvals and construction.
Scalability
Layouts ranging from 2,000–2,800 sq ft adapt to various lots and buyer needs.
Safety &Resilience
Fire-conscious detailing — ember-resistant vents, Class A roofs — integrated with modern design.
Future-Ready
Solar-ready systems and open layouts ensure contemporary, sustainable living.
Timeless design meets modern demand
Positioned as the “Eichler of the modern era,” these $2M homes offer accessible luxury built with integrity, resilience, and a deep connection to nature
Model 1
Single story design
Optional Features: ADU/flex garage conversions, solar upgrades, pool/spa, environmental enhancements.
4 BD / 3.5 BA
Bedrooms/ Bathrooms
2,600
SQ FT Home
2,600
SQ FT Lot
Feature 1
Positioned as the “Eichler of the modern era,” these $2M homes offer accessible luxury built with integrity, resilience, and a deep connection to nature
Feature 2
Positioned as the “Eichler of the modern era,” these $2M homes offer accessible luxury built with integrity, resilience, and a deep connection to nature
Market Opportunity
Why Altadena? Why now?
Historically, private market real estate has featured a combination of traits not found in other asset classes: long-term earning potential and effective diversification beyond the stock market.
Heritage Advantage
Authentic mid-century character, a natural design fit.
Demographic Magnet
Creative, tech, and medical buyers migrating from LA’s trend-forward neighborhoods.
Demand Drivers
Mid-century homes sell at a 25–40% premium with buyers leaning towards a single-story design and an attached two car garage.
Authenticity First
Mid-century roots means credibility and prestige.
Continuity & Trust
Buyers value designs that honor neighborhood character, especially in rebuilds.
Broad Market Appeal
Families, downsizers, and affluent buyers all prize architectural distinction.
Cost Basis & Projections
Altadena Spec House
Our disciplined approach to construction and procurement keeps hard costs under control. With an estimated build cost of ~$387/sf and target land acquisition at ~$65/sf (approx. $450k per lot), our all-in basis will be roughly $1.45M per home. This creates a meaningful spread against market comps, ensuring that profitability is built in from the start.
~$800/sf
~$2.1M per home
$966,667
Total Project Estimate
$1.8M–$2.3M
Target Sales Price
~$387/sf
All-in Build Cost (based on 2,500 sf model)
| name | Estimated Cost |
|---|---|
| Site Prep, Permits & Utilities | $94,718 |
| Foundation & Structure | $159,180 |
| Roofing, Exterior & Windows | $189,811 |
| Mechanical, Electrical, Plumbing (MEP) | $109,505 |
| Interiors | $215,299 |
| Appliances & Final Finishes | $21,100 |
| Design, Engineering & Compliance | $90,000 |
| Landscaping & Hardscape | $48,000 |
| Garage Construction | $12,000 |
| Miscellaneous & Cleanup | $27,054 |
| Subtotal | $811,139 |
| GC Overhead | $155,528 |
| Total Project Estimate | $966,667 |
The Timeframe
The Fund anticipates a 24-month acquisition and development period, during which select Altadena lots will be acquired and model homes constructed. Home sales are projected to occur on a rolling basis beginning in year two, with the Fund fully liquidated by the end of year three. This focused timeline is designed to maximize returns while taking advantage of current market conditions and post-fire acquisition opportunities.
Fund Details
Maximum Offering
$5 Million
Target Total Acquisions
10 Homes
Minimum Investment
$100,000
Hold Period
3 years
Projected investor return
60%
Target Close Date
31 Dec, 2025
Altadena Spec House Market Comps
Recent lot sales in Altadena average ~$65/sf, providing a rare acquisition opportunity below pre-fire pricing. Finished homes, meanwhile, are transacting at ~$670/sf and listing above $700/sf. Albeit these homes are generally between 50 and 80 years old without modern-day amenities and design.
Given the consistent premiums paid for mid-century modern architecture — often 25–40% above market — our target exit of $800/sf is both conservative and attainable.
Target Figures
$65/sf
avg recent lot sales (post-fire pricing, down from pre-fire levels)
$800/sf
Target Exit for design-forward new builds
25% - 40%
Mid-Century Premium (over standard comps)
25% - 40%
Mid-Century Premium (over standard comps)
Target Figures
$670/sf
avg recent sales | Homes
$703/sf
avg current listings | Homes
7,600–7,800 sf
Median Lot Size
~1,900–2,100 sf
Median Home Size
Altadena Spec House Investor Summary
With a 10-home target over 24 months and a clear investor model for $100K+ placements, Golden Bee’s Altadena Fund offers a rare, time-sensitive opportunity to capture value in one of LA’s most desirable submarkets.
Target All-In Basis
~$1.45M
per home
Target Sales Price (2,600 sf @ $800/sf)
~$2.1M
Other Costs (finance, tax, Insurance, etc.)
~$340K
per home
Future-Ready
~$290K
per home
The Opportunity
The Altadena Fund is pursuing a rare opportunity to acquire and develop properties in one of Los Angeles’ most architecturally distinctive and supply-constrained neighborhoods. In the wake of the 2025 Los Angeles fires, cleared lots in Altadena are trading at advantageous prices, creating a unique entry point in a high-barrier market. By delivering contextually sensitive, mid-century inspired homes that integrate sustainability, fire resilience, and modern livability. The Fund is positioned to meet strong buyer demand for authenticity and design-driven housing. With comparable homes in Pasadena, Eagle Rock, and Sierra Madre trading between $1.8M–$2.3M, Golden Bee offers investors access to both near-term value creation and long-term resilience in one of Southern California’s most desirable submarkets.
Meet The Team
David Berneman
Chief Executive Officer
David Berneman
Chief Executive Officer
David Berneman
Chief Executive Officer
David Berneman
Chief Executive Officer
David Berneman
Chief Executive Officer
