Reg D · Rule 506(c) · Accredited Investors Only

Fire Recovery &
Family Housing
Fund

A $250 million private equity real estate vehicle targeting post-wildfire recovery and housing revitalization across California, with primary focus on Los Angeles County.

Fund Terms Request Deck
Target Fund Size$250,000,000
Target Net IRR30 – 35%
Preferred Return12% Cumulative
Target MOIC4.48×
Minimum Investment$50,000
Fund Term7 + 2 Years
16,240+
Homes Destroyed
January 2025 Wildfires
$164B
Estimated Economic
Loss, LA Wildfires
500K+
Pre-Fire Housing Unit
Deficit, LA County
$39.6M+
Capital Deployed
by GP Team
Market Opportunity

A Generational Housing Supply Dislocation

The January 2025 Los Angeles wildfires compounded an already severe structural housing deficit, creating one of the most acute real estate opportunity sets in California history.

Los Angeles County entered 2025 with a shortage of over 500,000 housing units. The fires destroyed more than 16,240 homes in weeks, removing significant supply from an already constrained market while displacing tens of thousands of families into surrounding communities.

  • Executive order framework permits ADU installation prior to primary home rebuild, dramatically accelerating capital deployment timelines
  • Insurance and permitting bottlenecks create a clear opening for a single-platform recovery solution combining remediation, modular ADUs, and financing
  • Relocation demand surge across the South Bay and greater LA basin driving rental premiums and strong absorption
  • Distressed asset pipeline in adjacent communities — REOs, short sales, and off-market — significantly expanded by the disaster
  • LIHTC integration on qualifying affordable units provides incremental tax credit returns and community impact alignment
16,240+
Homes Destroyed
January 2025 wildfires, Los Angeles County
$164B
Economic Loss Estimate
Range $95B–$164B per PreventionWeb
500K+
Pre-Fire Unit Deficit
Structural housing shortage in LA County prior to fires
4.48×
Target LP MOIC
Multiple on invested capital at base case
Fund Structure

Offering Terms

The Fund is structured as a Wyoming LLC with PacifiCap Funds LLC serving as General Partner. Units are offered under Regulation D, Rule 506(c), to accredited investors only.

Distributions are made quarterly following return of preferred return to LPs. GP carried interest of 20% applies above the preferred return hurdle. Full terms are set forth in the PPM and Operating Agreement.
Fund Size$250,000,000
Target Net IRR30 – 35%
Target MOIC4.48×
Preferred Return12% Per Annum, Cumulative
GP Carried Interest20% above Preferred Return
Management Fee2.0% on Committed Capital
Fund Term7 Years + Two 1-Year Extensions
DistributionsQuarterly
Minimum — Class A$1,000,000
Minimum — Class B$250,000
Minimum — Class C$50,000
Offering TypeReg D, Rule 506(c)
Fund EntityWyoming LLC
Share Classes
Best Terms
Class A
Senior Shares
Minimum$1,000,000
Preferred Return12% p.a.
Profit Split (LP/GP)80 / 20
Class B
Standard Shares
Minimum$250,000
Preferred Return11% p.a.
Profit Split (LP/GP)75 / 25
Class C
Access Shares
Minimum$50,000
Preferred Return10% p.a.
Profit Split (LP/GP)70 / 30

* All share class terms subject to PPM. Preferred returns are cumulative and non-compounding unless otherwise specified.

Investment Strategy

Two-Track Deployment Framework

Capital is deployed across two complementary verticals designed to capture the full spectrum of the post-fire recovery and housing demand cycle in Los Angeles County and surrounding communities.

Lot Remediation & ADU Deployment
A comprehensive one-stop platform for fire-affected homeowners integrating lot remediation, modular ADU installation, insurance navigation, and owner financing under a single operator.
  • Focused on fire-damaged parcels in Los Angeles County
  • Modular ADUs sourced via Atlas, Samara, and US Modular
  • ADU installation authorized prior to primary rebuild by executive order
  • Ground-up development of resilient replacement housing
  • Environmental soil remediation via BioTech Restorations
Real Estate Acquisition & Repositioning
Value-add acquisition of distressed and off-market properties in adjacent communities to address transitional and permanent housing demand created by fire displacement.
  • REOs, short sales, and off-market single and multi-family
  • Targeted acquisition in South Bay and greater LA basin
  • Renovation for transitional or permanent housing use
  • LIHTC tax credit integration on qualifying affordable units
  • Established broker networks and sourcing relationships
Fund Management

Experienced Leadership

PacifiCap Funds and Pacific Capital Partners bring together senior capital markets professionals, real estate operators, and construction specialists with decades of institutional experience across multiple market cycles.

PacifiCap Funds — Fund Management Team
DR
David Radlo
David Radlo
Senior Partner
  • Operating Partner, FVLCRUM ($302M first fund)
  • CEO track record: 6× EBITDA growth, 30× Enterprise Value
  • $1.4B+ in acquisitions and real estate
  • Founding Partner, Eggland's Best
  • JP Morgan · Stifel · Citibank
  • BA, Tufts University; MBA, NYU Stern
JH
John T. Hampton
John T. Hampton
Fund Controller
  • CFO with corporate and portfolio management experience
  • Investment banking: acquisitions and IPOs
  • Hundreds of millions in P&L and cash flow oversight
  • 1,200 acres negotiated; 1,000+ lots; $60M+ projects
  • Partnerships with Lennar and Opus South
  • Civil Engineering, UF; MBA, NYU Stern
JL
Jeff Lavin
Jeff Lavin
Fund Manager
  • Entrepreneur, investor, capital markets strategist
  • Buy-side and sell-side M&A transaction track record
  • Expert in Reg D 506(c), SPVs, and REITs
  • Background in private equity, farmland, and roll-ups
  • $2.5B+ dry powder deployment experience
  • Fund structures ranging $100M – $500M
Pacific Capital Partners — Operations Team
JY
John Yarbrough
John Yarbrough
CEO, Pacific Capital Partners
  • Co-Founder and CEO, Pacific Capital Partners
  • Senior Banker: Citigroup · Wells Fargo
  • $1.2B – $2.0B annual investment banking production
  • Experienced California real estate developer
CK
Chris Kreutz
Chris Kreutz
Director of Development
  • Real estate development and construction leadership
  • Expertise in lot remediation and modular ADU deployment
  • Ground-up and rehabilitation construction oversight
  • Community impact projects across California
FK
Frank Kessler
General Contractor
  • Licensed California General Contractor, 25+ years
  • Ground-up and rehabilitation construction expertise
  • Permitting, inspections, and schedule management
  • Residential and commercial, statewide
Strategic Partners

Best-in-Class Ecosystem

S
Steadfast LA
Nonprofit leader in wildfire recovery and community redevelopment across LA County
B
BioTech Restorations
Soil remediation and environmental restoration for fire-damaged residential parcels
M
Atlas / Samara / US Modular
Modular ADU manufacturers with proven rapid deployment capabilities
P
Private Capital Partners
Distressed asset acquisition and rehabilitation financing relationships
Track Record

Verified Performance

The GP team brings a verifiable history of real estate execution across multiple market cycles, with documented returns on invested capital across 34 completed projects.

34
Projects Fully
Executed
$39.6M+
Total Capital
Deployed
$5.1M+
Net Realized
Profits
124%
Average Return
on Equity
Community Impact

Purpose-Driven Capital

"PacifiCap Funds will donate a portion of its profit share to support families impacted by the 2025 Los Angeles wildfires."
In the wake of the 2025 fires, this Fund goes beyond financial returns. PacifiCap is committed to contributing a portion of its profit participation to emergency housing, essential supplies, and long-term recovery resources for displaced families. Institutional-quality returns and meaningful community impact are deeply complementary objectives in a post-disaster recovery context.
Investment Thesis

The Three P's

Past Performance
34 fully executed projects. $39.6M deployed. 124% average return on equity. The team has operated at institutional scale across real estate and capital markets through multiple cycles, with verifiable results to support our projections.
Prospects
A 500,000+ unit pre-fire housing deficit compounded by 16,240 homes destroyed creates a generational supply-demand imbalance. Dislocations of this magnitude have historically produced the strongest risk-adjusted returns in real estate private equity.
Purposeful
Capital deployed here rebuilds neighborhoods, houses displaced families, and creates lasting community resilience — while delivering competitive financial returns. A portion of GP profits is committed to fire relief for families across LA County.
Risk Disclosure

Material Risk Factors

The Fund is offered under Regulation D and is limited to accredited investors. Investment involves significant risks, including possible loss of the entire amount invested. Prospective investors should carefully review the PPM and Operating Agreement, including all Risk Factors, before making any investment decision.
Illiquidity: Limited secondary market for Fund interests; capital may be committed for the full fund term.
Macroeconomic Risk: Recession, inflation, or credit market deterioration could impair asset values and returns.
Regulatory / Zoning: Permitting or policy changes may affect ADU deployment and redevelopment timelines.
Construction Risk: Supply chain delays or cost overruns on modular and conventional construction inputs.
Environmental Risk: Fire-prone locations remain exposed; soil remediation may uncover additional liabilities.
Market Volatility: Post-disaster home values and rental demand may fluctuate materially.
Financing Risk: Rising interest rates or tighter lending conditions may increase the cost of capital.
Counterparty Risk: Performance of third-party partners, contractors, and modular manufacturers.
Title / Insurance: Complications arising from fire-damaged parcels and unresolved insurance claims.
Legislative Risk: Tax law or policy changes affecting returns, including LIHTC program availability.
For Qualified Investors
Request the Full PPM

Available to accredited investors only. Includes the Private Placement Memorandum, Operating Agreement, and supplemental financial materials.

info@pacificapfunds.com (877) 653-4935
Request Full PPM Schedule a Call
This website is provided for informational purposes only and does not constitute an offer to sell or a solicitation to buy any securities. Interests in the Fund are offered only to accredited investors pursuant to an exemption from registration under the Securities Act of 1933, as amended, under Regulation D, Rule 506(c). The securities have not been registered under the Securities Act or any state securities laws, and no regulatory authority has approved or endorsed this offering. Past performance is not indicative of future results. This material contains forward-looking statements; actual results may differ materially. Prospective investors should review all offering documents in their entirety before making any investment decision and consult with their own financial, legal, and tax advisors.