Prepared for Mahveer LLC
A proposal to bring three January Lane Rentals properties into a managed independent-living program for veterans — housing, meals, and transportation, operated by Agape Property Management.
Current State
All three properties are currently listed as furnished rentals through January Lane Rentals. This proposal outlines converting them into a structured, managed independent-living program for veterans, evaluated unit by unit — each property carries its own rent, its own costs, and its own path to full occupancy.
Current rent basis: $1,000/month
Proposed rate: $1,500/bed/month
Current rent basis: $1,000/month
Proposed rate: $1,500/bed/month
Current rent basis: $1,000/month
Proposed rate: $1,500/bed/month
Occupancy Scenarios — Per Unit
Each unit is 8 beds. Food, transportation, and supply costs scale with the number of residents actually in the home — rent, utilities, the House Manager stipend, and the maintenance reserve stay fixed regardless of occupancy. That means every unit runs at a loss below roughly 50% occupancy — this is shown plainly below, not smoothed over.
| Occupancy | Beds filled (per unit) | Food | Transport | Supplies | Total cost (per unit) | Revenue (per unit) | Margin (per unit) | Combined margin (3 units) |
|---|---|---|---|---|---|---|---|---|
| 25% | 2 | $660 | $292 | $75 | $3,527 | $3,000 | -$527 (-17.6%) | -$1,581 |
| 50% | 4 | $1,320 | $584 | $150 | $4,554 | $6,000 | $1,446 (24.1%) | $4,338 |
| 75% | 6 | $1,980 | $877 | $225 | $5,582 | $9,000 | $3,418 (38.0%) | $10,254 |
| 100% | 8 | $2,640 | $1,169 | $300 | $6,609 | $12,000 | $5,391 (44.9%) | $16,173 |
All three units share identical rent, pricing, and cost structure — figures apply equally to each; the combined column totals all three together.
Staffing, Make-Ready & Meal Costs — By Occupancy, Per Unit
Move-in staffing scales with how many beds are being filled at once. Make-ready is a one-time cost regardless of occupancy pace. Meals and groceries scale directly with residents in the home.
| Occupancy | Beds | Move-in staffing | Make-ready (one-time) | Meal plan/mo |
|---|---|---|---|---|
| 25% | 2 | $150 | $2,416 | $660 |
| 50% | 4 | $300 | $2,416 | $1,320 |
| 75% | 6 | $450 | $2,416 | $1,980 |
| 100% | 8 | $600 | $2,416 | $2,640 |
| Category | 25% ($660) | 50% ($1,320) | 75% ($1,980) | 100% ($2,640) |
|---|---|---|---|---|
| Protein | $198 | $396 | $594 | $792 |
| Produce | $132 | $264 | $396 | $528 |
| Dairy | $99 | $198 | $297 | $396 |
| Grains & pantry | $99 | $198 | $297 | $396 |
| Snacks & drinks | $99 | $198 | $297 | $396 |
| Condiments & misc | $33 | $66 | $99 | $132 |
| Occupancy | Beds | Move-in staffing | Make-ready (one-time) | Meal plan/mo |
|---|---|---|---|---|
| 25% | 2 | $150 | $2,416 | $660 |
| 50% | 4 | $300 | $2,416 | $1,320 |
| 75% | 6 | $450 | $2,416 | $1,980 |
| 100% | 8 | $600 | $2,416 | $2,640 |
| Category | 25% ($660) | 50% ($1,320) | 75% ($1,980) | 100% ($2,640) |
|---|---|---|---|---|
| Protein | $198 | $396 | $594 | $792 |
| Produce | $132 | $264 | $396 | $528 |
| Dairy | $99 | $198 | $297 | $396 |
| Grains & pantry | $99 | $198 | $297 | $396 |
| Snacks & drinks | $99 | $198 | $297 | $396 |
| Condiments & misc | $33 | $66 | $99 | $132 |
| Occupancy | Beds | Move-in staffing | Make-ready (one-time) | Meal plan/mo |
|---|---|---|---|---|
| 25% | 2 | $150 | $2,416 | $660 |
| 50% | 4 | $300 | $2,416 | $1,320 |
| 75% | 6 | $450 | $2,416 | $1,980 |
| 100% | 8 | $600 | $2,416 | $2,640 |
| Category | 25% ($660) | 50% ($1,320) | 75% ($1,980) | 100% ($2,640) |
|---|---|---|---|---|
| Protein | $198 | $396 | $594 | $792 |
| Produce | $132 | $264 | $396 | $528 |
| Dairy | $99 | $198 | $297 | $396 |
| Grains & pantry | $99 | $198 | $297 | $396 |
| Snacks & drinks | $99 | $198 | $297 | $396 |
| Condiments & misc | $33 | $66 | $99 | $132 |
Move-in staffing estimated at $75/bed for move-in coordination and logistics. Grocery categories are proportional estimates within the $11/person/day moderate meal plan.
Evergreen Marketing — Cost & Strategy
This program is filled through VA case worker relationships, not consumer advertising. The marketing approach reflects that: a small, consistent monthly investment in visibility and referral relationships rather than a paid ad budget chasing an audience that isn't searching for this on their own.
| Item | Detail | Monthly cost |
|---|---|---|
| Website & content upkeep | Case-worker-facing site (live), updated as documentation changes | $150 |
| Case worker relationship outreach | Direct outreach, follow-up, and relationship maintenance with VA contacts | $300 |
| Referral materials | Printed/digital capability statements, one-pagers for new case worker contacts | $100 |
| Local visibility & reviews | Google Business presence, community listings | $100 |
| Total monthly marketing | $650 |
This is an evergreen, relationship-first budget appropriate for a referral-driven program — not a paid-ads model. It can scale up once occupancy data shows which referral sources convert best.
Projected Time to Full Occupancy
Veteran transitional and independent-living programs typically fill over months, not weeks — timing depends on the maturity of the referral pipeline (VA case worker relationships, word of mouth, waitlists) more than on the property itself. Comparable programs report 90-180 day fill windows once referral relationships are active.
| Phase | Estimated timing | What drives it |
|---|---|---|
| First placements (25%) | Month 1–2 | Initial case worker relationships from direct outreach (in progress) |
| Half full (50%) | Month 3–4 | Referral pipeline builds as case workers see successful placements |
| Mostly full (75%) | Month 5–6 | Word of mouth among case workers; repeat referral sources |
| Full occupancy (100%) | Month 6–9 | Steady-state referral flow across multiple VA contacts |
This is a planning estimate based on typical timelines for comparable veteran housing programs, not a guarantee — actual fill rate depends on referral volume and case worker relationships built over time.
Make-Ready & Staging
All units are already furnished for short-term rental use. To convert to shared independent-living housing at 8 beds per unit, each property needs additional sleeping capacity and a safety/staging pass before residents move in.
| Item | Detail | Cost per unit |
|---|---|---|
| Additional beds | 4 twin beds (frame + mattress) to reach 8-bed capacity per unit | $1,000 |
| Staging & cleaning | Linens, shared-space setup, cleaning | $400 |
| Moving & delivery | Delivery and setup labor for beds and staging items | $400 |
| Initial grocery stock-up | One week's groceries per bed at full 8-bed capacity, ready for move-in day | $616 |
| Subtotal per unit | $2,416 |
Total make-ready across all three units: $7,248.
Current Outstanding Obligations
Before layering in the new program costs, here is the current state of outstanding payments and repairs across the portfolio.
| Item | Amount |
|---|---|
| 2316 Calendar — outstanding payment | $6,000 |
| 2376 — yard repair | $2,500 |
| Adrienne — payment | $545 |
| 2332 Calendar — make-ready | $3,000 |
| Total outstanding | $12,045 |
| Item | Amount |
|---|---|
| Cash injection | $50,000 |
| Less: total outstanding obligations | -$12,045 |
| Net cash position | $37,955 |
| Less: two-month mortgage prepayment ($10,000/mo × 2) | -$20,000 |
| Remaining after mortgage prepayment | $17,955 |
| Less: make-ready across 3 veteran housing units | -$7,248 |
| Remaining cash on hand | $10,707 |
This reflects the $50,000 cash injection applied against current outstanding obligations, a two-month mortgage prepayment, and the veteran housing make-ready costs — before program revenue is applied.
Long-Term Rental Portfolio — Unit Revenue
These eight units are separate from the veteran housing program above — standard long-term rentals under January Lane Rentals. Current net reflects rent minus mortgage and overhead share. The two right-most columns project rent at lease renewal: units at $2,150 increase to $2,350, and 2376 and 2372 Calendar increase to $2,550.
| Unit | Current rent | Mortgage | Overhead share | Current net | New rent (at renewal) | New net |
|---|---|---|---|---|---|---|
| 2328 Homewood | $2,150 | $1,000 | $193 | $957 | $2,350 | $1,157 |
| 2372 Calendar | $2,350 | $1,000 | $193 | $1,157 | $2,550 | $1,357 |
| 2351 Calendar | $2,150 | $1,000 | $193 | $957 | $2,350 | $1,157 |
| 2376 Calendar | $2,450 | $1,000 | $193 | $1,257 | $2,550 | $1,357 |
| 2343 Calendar | $2,150 | $1,000 | $193 | $957 | $2,350 | $1,157 |
| 2341 Homewood | $2,485 | $1,000 | $193 | $1,292 | $2,485 | $1,292 |
| 2352 | $2,550 | $1,000 | $193 | $1,357 | $2,550 | $1,357 |
| 2316 Calendar Court | $2,550 | $1,000 | $193 | $1,357 | $2,550 | $1,357 |
| Total (8 units) | $18,835 | $8,000 | $1,542 | $9,285 | $19,735 | $10,193 |
Current net and new net both reflect rent minus mortgage ($1,000/unit) and overhead share ($1,542/mo total ÷ 8 units); water, electric, and internet are no longer itemized separately here. New net assumes the lease-renewal rent increase takes effect with no other cost change.
Realistic Mixed-Occupancy Scenario — Months 1-3
The occupancy tables earlier assume all three veteran housing units fill at the same rate. In practice, one property typically fills first as referral relationships build, with the others lagging behind. This table blends that realistic, staggered fill with the steady long-term rental income to show true combined monthly gross and net.
| Month | 2329 beds | 2332 beds | 2369 beds | VH gross | VH cost | VH net | LTR net (steady) | Total combined net |
|---|---|---|---|---|---|---|---|---|
| Month 1 | 2 | 0 | 0 | $3,000 | $8,527 | -$5,527 | $9,285 | $3,758 |
| Month 2 | 4 | 2 | 0 | $9,000 | $10,582 | -$1,582 | $9,285 | $7,703 |
| Month 3 | 6 | 4 | 2 | $18,000 | $13,664 | $4,336 | $9,285 | $13,622 |
This models one unit (2329) taking early placements while the other two lag — a more realistic pattern than all three filling in lockstep. Veteran housing (VH) alone runs negative through month 2; the long-term rental portfolio's steady net is what keeps total combined cash flow positive during ramp-up. This is illustrative, not a guarantee — actual fill order and pace will vary.