HOPE FOR VETERANS

300 UNIT APARTMENT COMPLEX

Mission: Provide 300 affordable housing units for homeless veterans with integrated supportive services

  • Job Training

  • Health Care

  • VA Benefits Guidance

Location: Riverside County, California

  • Corporation: 501(c)(3) Nonprofit

  • Entity No: B20250055973 (CA Secretary of State)

  • EIN: 33-4404351

Project Specs

  • Type: Low-rise apartments (2–3 stories, 12 buildings, 25 units/building avg.).

  • Unit Mix:

    • 100 two-bedroom (660 sq ft): 66,000 sq ft.

    • 200 one-bedroom (500 sq ft): 100,000 sq ft.

  • Total Residential Area: 166,000 sq ft.

  • Total Footprint: 210,000 sq ft (4.82 acres), including:

    • Parking: 300 spaces (90,000 sq ft at 300 sq ft/space).

    • Common Areas/Amenities: 24,000 sq ft (see below).

  • Timeline: 20 months (construction, starting post-funding/land acquisition).

  • Management: Full-service (leasing, maintenance, veteran relations).

Amenities

  • Veteran Resource Center: 5,000 sq ft (counseling, VA benefits support).

  • Community Room: 3,000 sq ft (training, veteran gatherings).

  • Outdoor Space: 16,000 sq ft (garden, benches, walking paths).

  • Cost: $1.8M ($75/sq ft lighter build).

  • Rationale: Supports mental health and job training, keeps costs low (no luxury extras).

Team Structure

Construction Team (Development Phase)

  • Core Team (6 members):

    • Project Manager: $300,000 (20 months).

    • Architect: $300,000 (contract).

    • Civil/Structural Engineer: $280,000 (contract).

    • General Contractor: $400,000 (20 months).

    • Permitting Specialist: $100,000 (consultant).

    • Cost Estimator: $40,000 (consultant).

    • Subtotal: $1.42M.

  • Support: 30 subcontractors (peak).

  • Construction Costs: $33.2M ($200/sq ft x 166,000 sq ft—CA avg.).

Property Management Team (Operational Phase)

  • Core Team (8 members, annual):

    • Property Manager: $120,000.

    • Veteran Leasing Agents (2): $160,000 ($80K each).

    • Maintenance Supervisor: $80,000.

    • Maintenance Technicians (3): $180,000 ($60K each).

    • Bookkeeper (Part-Time): $40,000.

    • Veteran Coordinator: $60,000.

    • Benefits: $250,000.

    • Software/Equipment (Yardi, tools): $20,000.

    • Subtotal: $910,000/year.

Budget Estimates

  • Development Phase (20 months):

    • Land Costs: $1.5M (4.82 acres at $310K/acre, Eastvale avg. per LoopNet 2025).

    • Construction Team: $1.42M.

    • Construction Costs: $33.2M.

    • Permits (Refined): $1.2M (Eastvale: $4K/unit x 300 + $100K impact fees—confirmed via Riverside County Planning).

    • Amenities Construction: $1.8M.

    • Contingency (5%): $1.95M.

    • Total: $41.07M.

  • Operational Phase (Annual):

    • Management Team: $910,000.

    • Utilities/Maintenance: $300,000 ($1K/unit).

    • Insurance: $150,000 (CA avg.).

    • Total Operating Costs: $1.36M/year.

  • Revenue Model:

    • Rent: $1.8M/year (300 units x $500/month, subsidized via HUD-VASH/VA vouchers—$1K–$1.5K/unit, discounted).

    • Surplus/Deficit: $1.8M (rent) - $1.36M (costs) = +$440K surplus at 100% occupancy; $1.62M (90%) = +$260K.

    • Donations: $5/month from 412,000 X subscribers = $2.06M/year (covers services: $500K training/counseling, plus buffer).

    • Rationale: Rent sustains operations; donations fund mission extras and early gaps (e.g., 75% occupancy = $1.35M, -$10K deficit).

Timeline (Adjusted Post-Accomplishments)

  • Months 1–3 (April–June 2025): Secure land, hire project manager/architect/permitting specialist, start design/permits.

  • Months 4–6 (July–Sept 2025): Add engineer/contractor/estimator, finalize plans, break ground (Sept 2025).

  • Months 7–23 (Oct 2025–June 2027): Construct 12 buildings (17 months).

  • Months 18–20 (July–Sept 2026): Finish interiors/amenities, hire property manager/leasing agents, pre-lease.

  • Months 21–23 (Oct–Dec 2026): Add maintenance/veteran staff, fill units (90% by Dec 2026).

  • Month 24 (Jan 2027): Full operations.

Data Tools

  • Construction: Procore.

  • Management: Yardi.

  • Collaboration: Microsoft Teams.

  • Accounting: QuickBooks.

Budget Summary

  • Total Development Cost: $41.07M.

  • Annual Operating Cost: $1.36M

  • Social Media Campaign: 412,000 subscribers × $5/month (.17 cents a day)

Building in Riverside, California, near VA Loma Linda Healthcare System makes Strategic Sense

  1. Proximity to Veteran Healthcare Services

    • The VA Loma Linda Healthcare System, just 15 miles from central Riverside (~20-30 minute drive), serves over 76,000 veterans across San Bernardino and Riverside counties. Placing the complex nearby ensures easy access to critical medical care—primary care, mental health support, PTSD treatment, and more—vital for veterans transitioning from homelessness or instability. A stable home near these services amplifies their recovery and reintegration.

  2. Addressing California’s Homeless Veteran Crisis

    • California has the highest number of homeless veterans in the U.S., with 10,395 counted in the 2023 HUD Point-in-Time survey—over 25% of the nation’s total (39,000+). Riverside and San Bernardino counties alone report hundreds annually (e.g., 567 in 2023 across the two counties, per local Continuum of Care data). A 300-unit complex could house a significant portion of these veterans, directly tackling this crisis with stable housing—the foundation for accessing VA benefits and jobs.

  3. Strategic Location for Support Programs

    • VA Loma Linda offers specialized programs like HUD-VASH (housing vouchers) and homeless veteran outreach, serving 2,000+ veterans with housing support regionally. Riverside’s proximity enhances coordination with these efforts—your complex could partner with VA initiatives, offering units for voucher holders or transitional housing, amplifying impact and securing funding (e.g., tax credits or grants).

  4. Economic and Community Benefits

    • Riverside’s moderate land costs (~$100K/acre vs. $500K+ in LA) and construction feasibility ($391K-$573K/unit) make it cost-effective compared to coastal cities, yet it’s close enough to Loma Linda to serve veterans efficiently. Stable veterans boost local economies—your 200 one-bedroom and 100 two-bedroom units could house 300-500 people, reducing public costs (e.g., $40K/year per homeless vet) and fostering growth.

Why It Matters

  • Scale of Need: With 10,395 homeless veterans statewide and hundreds locally, even 300 units could cut Riverside County’s veteran homelessness by over 50%, offering a tangible dent in California’s crisis.

  • Impact: Each housed veteran near VA Loma Linda gets faster care, reducing relapse into homelessness and amplifying your project’s purpose.

  • Building here isn’t just smart—it’s a lifeline for veterans, leveraging Riverside’s position to bridge housing and healthcare.