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Offerings - emeraldparkozfunds

emeraldparkozfunds

Offerings

Current Offering: Emerald Park Assisted Living

Executive Summary

Emerald Park
Investment Summary

  • The new to-be-constructed facility, located in Oakland, CA, will provide 426 beds to assisted living/memory care residents, with level care tiers 3 and 4, within a 91,000 SF secured living area.
  • As of March 2024, there are over 3,000 people who are enrolled in the ALW program and on the waitlist, thus indicating a strong demand and an acute shortage of such services in Northern CA.
  • Our financial projections are based on a very conservative occupancy rate of 90%. We project to stabilize after 2 years of operation instead of after one year.

Source and Uses

Construction Loan
$ 0 M
Equity Funds
$ 0 M
Total Sources
$ 0 M
Land Loans
$ 0 M
Hard, Soft Costs & Permits Fees
$ 0 M
Financing Cost & Interest reserve
$ 0 M
Total Uses
$ 0 M

Breakdown of the Uses of Funds

Projected Returns & Financials

Annual Cash Flow Forecast

LP Distribution Waterfall

Assisted Living Returns Summary

Profit Split Waterfall

Exit Strategy

Refinance at stabilization

Once Emerald Park reaches 50% occupancy the project can seek refinancing through a non- recourse loan from Freddie Mac, Fannie Mae or HUD to pay back Construction loans & investors

Sale to a REIT

There is a high demand by Real Estate Investment Trusts (REITs) seeking to purchase stabilized and profitable senior housing facilities

Sale to a Healthcare Provider

Upon stabilization the facility would be an attractive asset for Senior Healthcare Providers looking to expand

Property Profile

What Will Emerald Park Offer Residents?

Personalized Services

1. Chef developed menus - three daily meals
2. Bistro/coffee shop for daily snacks
3. Housekeeping & Commercial Laundry
4. Social educational and cultural programming
5. Scheduled transportation
6. All utilities except for telephone & cable

Units Will Include

1.Refrigerators and microwaves
2. Private bathrooms
3. Ample closet space
4. Emergency pull cords

Community Amenities

1.Indoor/outdoor Activity room & Lounges
2. Public and private dining rooms
3. Library, Rec Rooms, Movie theater
4.Spa(Barbershop/Salon/
Nails/Massage)
5. Habilitation programs
6. Nurses Office

Emerald Park’s Focus

Deal Execution Team

Sponsorship Team

Martin Pham

General Partner

Martin Pham is a seasoned Real Estate Developer, Investor, and Broker who has been active in the Bay Area since 2002. With a focus on entitlements, rezoning, and the remodeling of residential & commercial properties, Martin has
played a pivotal role in shaping Northern California’s urban landscape. His portfolio includes the co-development
of large-scale residential projects, including a subdivision with over 3,000 lots, as well as the strategic assembly of multiple parcels for downtown San Jose’s redevelopment efforts. Prior to his real estate career, Martin worked
with the United Nations, contributing to industrial development programs across East Africa and South Asia.

Christian Albert

Operator Team

Christian Albert is the Founder of Millennium Construction, a national commercial construction company. Alongside his wife, Kathy Do, he leads Dynamic Development, a firm specializing in commercial real estate investing.
A serial entrepreneur, author, and business expert, Christian also owns the largest distribution network of health businesses along the Mississippi Gulf Coast. Additionally, he serves as CEO of Kaizen Solutions, a business solutions company dedicated to helping entrepreneurs boost their revenue and scale their operations.

Operations Team

Patricia Gustin

20 years of experience in Senior Living.
Roles held in Senior Living:
• Executive Director
• Expertise in Operations, Sales, Marketing, Financials, New Developments and Turn Arounds

Rachelle Reyes

Roles held in Senior Living:
• Executive Chef
• Executive Director
• Expertise in Operations, Culinary, Sales, Marketing, Financials, New Developments and Turn Arounds

Jose Leon

Roles held in Senior Living:
• Director of Physical Plant
• Vice President of Maintenance
• Expertise in Physical Plant in New Developments and Turn Arounds

Our Management Partner

Fresh Start Care Inc. is dedicated to serving seniors across all income levels: from private pay to low-income populations by fostering compassionate, comprehensive environments that support every stage of aging. We specialize in Independent Living, Assisted Living, Memory Care, and uniquely tailored Habilitation Programs. 

Our mission is twofold: To maximize the value of our clients’ assets while exceeding all performance expectations. To create enriching, dignified spaces that elevate the aging experience beyond expectations. We offer a full spectrum of services, including strategic consultation, operational management, master planning, marketing, market analysis, feasibility studies, and full-scale development.

Rosalie Sullivan

Founder/ CEO, Regional
Director Specialist/ Regional
Director of
Operations/Operations and
Financial Consultant

Rosalie Sullivan brings over 20 years of experience in healthcare management, with a deep focus on Assisted Living, Independent
Living, and Memory Care.
As CEO of Fresh Start Care Inc., Rosalie leads with integrity, compassion, and a mission- driven approach centered on enhancing the quality of life for the seniors her team serves.
Her expertise spans strategic and master
planning, operational program development,
and census growth initiatives.
Rosalie holds an RCFE (Residential Care Facility
for the Elderly) Administrator License, is a
Certified Director of Assisted Living through
SLCC, and is a Licensed Vocational Nurse (LVN)..

Melissa Bluhm

Chief Marketing Officer,
Director of Sales, VP of
Sales and Marketing

Melissa Bluhm brings over 30 years of leadership experience in the healthcare industry.

She is an innovative, results-driven executive with a strong background in high-volume, multi-site sales, marketing, and operations. Melissa specializes in the strategic implementation of programs that enhance
both employee and customer satisfaction,
ensuring organizational goals are not only
met but consistently exceeded. Key areas of impact include workforce
training, employee development, customer
service excellence, relationship building, and
creating high-performing, inspired teams.

Management Company: Fresh Start Care Inc.

Managed Facilities:

• Legacy Oaks Assisted Living
160 beds, Sacramento, CA
• Arbor Place Senior Living
76 beds, Lodi, CA
• Balance Assisted Living & Memory Care
145 beds, Lodi, CA
• Oakmont of East Sacramento
70-100 beds, Sacramento, CA
• Merrill Gardens
240 beds, Rancho Cucamonga, CA
• Vintage Senior Living
120 beds, Newport Beach, CA

Past Managed Facilities:

•Kiso Senior Living
115 beds, Fresno, CA
• Integral Senior Living
74 beds, Fresno, CA
• Oakmont Covina Hills
77 beds, Covina, CA
• Oakmont of Whittier
112 beds, Whittier, CA
• Kisco Senior Living
80 beds, Anaheim, CA
• Newstart Health Care
79 beds, Northridge, CA
• Norwalk Retirement Villa
114 beds, Norwalk, CA
• Harvest Retirement Center
78 beds, Buena Park, CA

NOAA Group Design Team

Joe Holasek is a Principal at NOAA Group and brings over three decades of experience to each project. Joe has practiced in the many facets of Architecture and has managed countless projects. He has developed an expertise in Project Planning, Americans with Disabilities Act (ADA) Compliance, Design and Land Use Entitlements, many of which require diligent work and complex negotiations.
Joe Holasek completed Architecture College at the University of Arizona in Tucson, before moving to San Diego and joining The NOAA Group. He has lived in eight states and two countries and travelled extensively which has influenced his eye for design. Joe holds a professional membership in the American Institute of Architects.

Joseph Holasek

AIA, LEED

Dan Talant graduated from the University of Michigan in 2005, with a Bachelor of Science in Architecture. In January 2006, Dan
began his career at NOAA Group. Dan has developed from a novice Draftsperson to NOAA’s lead Project Manager, and oversees
all Construction Documents. Dan brings a keen eye for detail and a remarkable spatial sense, which enables him to take the
projects he manages from conceptual ideas to buildings that look great and function well. As importantly, Dan develops concise
and understandable drawings for the Contractors, and is unparalleled at developing good relationships with them, and at
working collaboratively through every field issue. This sense of detail and creativity consistently meets or exceeds NOAA’s Clients’
expectations, and leads to repeat clientele.

NOAA Group Design Portfolio's

Blue Sandias

Grand Pacific Resort

Silver Gate

1100 Live

Truax Hotel

Truax Hotel

Mammoth

Mammoth Garden

General Contractor: UC Construction Inc.

Quality and dependability are synonymous with the UC Construction name and its sister companies UC Framing Corp. and Fitzpatrick
Homes. Based in the Central Valley, these three entities operate as one sophisticated machine to create remarkable residential and
commercial properties throughout California.
Our decades of experience and esteem in the industry allow us to supervise every step of the planning and construction process, from our
very first projects in 1963 to the vast number of apartment complexes, residential subdivisions, and commercial centers constructed since
then. As a trusted development partner, every new project meets our exacting standards and strengthens our reputation for client
satisfaction.
In 1963, Joseph Fitzpatrick began refurbishing and building exceptional homes throughout the San Francisco Bay Area, and that’s how our
company’s foundation of excellence became firmly fixed in the area. Those first projects naturally led to new expertise in various
construction services, from apartment, condo, and commercial development to general contracting. Joseph’s son, Dennis Fitzpatrick,
assumed daily operations in 1993 and still leads all three company entities UC Construction, UC Framing Corp. and Fitzpatrick Homes.
Although UC Construction has grown into a company with the ability and know-how to tackle a variety of challenges, we are still a family
business and have stayed true to our roots and dedication to quality. Our projects have become increasingly more prominent and diverse,
but we still treat each one like our reputation depends on its success.

Construction Projects Portfolio’s

Balboa Park Condos

Central Valley

Euclid Apartments

Pauite Hotel

Coming Soon: Future Investment Opportunities

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Closed Offerings: Delivered With Excellence

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