3309 San Rey Ln, Fallbrook, CA 92028

Rancho Viejo – Premier Development Opportunity

Cost-Efficient, and Market-Aligned

Key Investment Highlights

Approvals Secured – Full County scoping letter and Fire District agreements in place

Phased Development – Reduced upfront costs with optimized two-phase buildout

$10M+ in Cost Savings – Modular construction, grading optimizations, and road design efficiencies

Strong Rental Demand – By-right ADUs/J-ADUs in a high-growth Southern California corridor

Project Advantages

1. Flexible Land Use Designations

- Active Use Open Space: Permits clubhouses, trails, recreation, and water features

- Passive (Restorative) Use: Allows grading/development with approved landscape restoration—resolving prior ownership’s roadblocks

2. Accelerated & Deferred Costs

- Emergency Road Approval: Secondary access downgraded from primary road standards, cutting $2M+ in initial costs

- Phase 2 Deferrals: Fire Dept. approved delaying full emergency road buildout, accelerating Phase 1 (29 lots)

3. Optimized Site Engineering

- Grading Plan: Reduced import volumes while expanding usable yard space via elevated home pads

- Modular Construction: Approved for 30% faster vertical build, with modern-rustic designs and covered parking integration

4. Lower Infrastructure Costs

- Santa Luz-Inspired Roads: Drought-tolerant, fire-resistant landscaping with reduced sidewalk/street expenses

- Traffic Study vs. Full Road Build: $500K+ savings vs. original secondary access requirements

5. High-Demand Rental Model

- ADU/J-ADU Inclusion: Projects premium rents using tri-county (Orange/San Diego/Riverside) comps

- Proven Precedent: Maintenance/design benchmarks from award-winning Santa Luz/Cielo communities

6. Risk-Mitigated Execution

- Geotech Complete: Keller ground-improvement plan locked

- Top-Tier Team: Design/engineering leads with regional success track records

---

Why Invest Now?

Approvals in Hand – No entitlement delays

Cost Certainty – $6M+ savings already engineered into plan

SoCal Housing Shortfall – ADU-friendly project meets urgent rental demand

Exit Flexibility – Build-to-sell or hold as cash-flowing rental portfolio

Attachments: Pro forma, grading/road plans, modular design renderings

**Next Steps:** Let’s discuss capital structure and pre-sales strategy—this asset won’t last.