We provide real estate solutions for California educational institutions

  • Feasibility and Development services for affordable workforce housing to address educator recruitment and retention challenges.

  • Strategic Advisory and Development services to maximize the value of a district’s real estate portfolio through market-rate development and strategic partnerships.

Our Services

  • Real Estate Advisory & Property Planning

    We guide school districts in transforming surplus property into workforce housing and other strategic uses. Our services combine portfolio analysis, feasibility insights, and regulatory expertise to support educator recruitment, community goals, and long-term financial performance.

    Advisory

  • Financing Feasibility & Analysis

    We help bridge the funding gap for workforce housing and revenue projects. Whether developing workforce housing or market-rate revenue projects, we specialize in innovative financing strategies that make projects financially viable while minimizing district risk and maximizing long-term benefits.

    Feasibility

  • Real Estate Development

    From concept to completion, we deliver housing and revenue projects that work. As development partners, we manage the entire implementation process for both workforce housing and market-rate revenue projects on behalf of our clients and partners.

    Development

  • Community Engagement

    We build stakeholder support for successful project approvals. California's complex approval process requires sophisticated community outreach and stakeholder management. We facilitate transparent processes that build trust and ensure project success.

    Community

  • Surveys & Analytics

    We create data-driven insights for workforce housing and asset optimization. Our strategic recommendations are backed by comprehensive market research and demand analysis. Our analytics assure your real estate investments—whether workforce housing or revenue generation—align with actual market opportunities and financial objectives.

    Survey

  • Start-Up & Operations Support

    Rivercrest Partners ensures your workforce housing operates successfully from day one. Beyond project development, we work with districts to establish governance structures and operational frameworks that ensure long-term success and maximum benefit to educators.

    Start-up

  • Revenue-Generating Asset Development and Strategic Asset Monetization

    We partner with public agencies to turn underutilized properties into reliable revenue sources. Our services range from portfolio-wide assessments and market analysis to structuring joint ventures and managing long-term ground leases. The goal: to maximize financial returns while enhancing community value.

    Revenue

Real Estate Advisory & Property Planning

Our Real Estate Advisory Framework

  • Portfolio Analysis & Strategic Planning
    Complete assessment of district-owned properties for highest and best use

  • Site Assessment & Feasibility Analysis
    Zoning compliance, environmental review, and development potential evaluation

  • Financial Modeling & Proforma Analysis
    ROI projections, cash flow analysis, and funding gap identification

  • Transaction Strategy & Negotiations
    Lease vs. sale analysis, ground lease structuring, and deal optimization

  • 7-11 Committee Process Management
    Expert navigation of surplus land requirements and community engagement

Financing Feasibility & Analysis

Comprehensive Financial Solutions

  • Funding Gap Analysis
    Detailed cash flow modeling to identify shortfalls and financing needs

  • Debt & Equity Financing Strategies
    Creative capital stack development including GO bonds, land proceeds, and private partnerships

  • State Incentive Optimization
    Maximizing AB 2295 streamlining benefits, density bonuses, and RHNA compliance advantages

  • Public-Private Partnership Structuring
    Risk allocation, revenue sharing, and governance frameworks

  • Grant & Subsidy Identification
    Accessing state and federal workforce housing funding programs

Real Estate Development

Full Development Management

  • Project Programming & Design Coordination
    Working with top-tier architects to create housing that meets educator needs

  • Entitlement & Permitting Management
    CEQA compliance, conditional use permits, and regulatory approvals

  • Design and Construction Management & Oversight
    Owner's representative services from pre-construction through move-in

  • Value Engineering & Cost Control
    Optimizing project budgets without compromising quality or functionality

  • Timeline Management & Risk Mitigation
    Ensuring predictable delivery schedules that align with district planning

Community Engagement

Strategic Engagement Services

  • Community Meeting Planning & Facilitation
    Professional moderation of community meetings that incorporates feedback into project design while maintaining financial viability

  • Stakeholder Mapping & Outreach Strategy
    Identifying key influencers and developing targeted engagement plans

  • Public Agency Coordination
    Advancing the District’s interests with the myriad agency reviews and meetings

  • Public Hearing Representation
    Presentation to design review boards, planning commissions, city councils and other elected bodies having review authority over the project

  • Neighborhood Project Input and Mitigation Strategies
    Proactive approaches to address community concerns and incorporating feedback before issues become obstacles

Surveys & Analytics

Research & Analysis Services

  • Employee Housing Surveys & Demand Analysis
    Understanding your workforce's housing needs, preferences, and ability to pay

  • Market Analysis & Revenue Optimization
    Comprehensive market studies for both workforce and market-rate housing opportunities

  • Highest & Best Use Analysis
    Determining optimal development strategies to maximize asset value

  • Site Selection & Optimization Studies
    Comparing multiple sites for maximum impact and return on investment

  • Financial Performance Projections
    Long-term revenue modeling for both workforce housing and market-rate developments

Start-Up & Operations Support

Operational Excellence

  • Governance Structure Development
    Creating housing corporations, board structures, and oversight frameworks

  • Eligibility & Allocation Policies
    Fair and equitable selection processes for unit assignment and waitlist management

  • Lease Terms & Pricing Strategy
    Optimizing rent levels to balance affordability with financial sustainability

  • Recommendations for House Rules
    Rules that support the objectives of a District’s housing policy.

  • Property Management Coordination
    Selecting and overseeing professional management companies

  • Ongoing Financial Monitoring Performance
    With tracking and optimization recommendations for the annual budget

Revenue-Generating Asset Development
& Strategic Asset Monetization

Portfolio Optimization & Highest/ Best Use Analysis

  • Comprehensive assessment of all district properties for revenue potential

  • Market analysis to identify highest-value development opportunities

  • Zoning optimization and entitlement strategy development

  • Financial modeling comparing sale vs. ground lease vs. joint venture options

Market-Rate Development Partnership

  • Joint venture structuring with institutional development partners

  • Risk allocation strategies that protect district interests

  • Long-term ground lease negotiations generating perpetual revenue streams

  • Development oversight ensuring quality outcomes that enhance community value

Revenue Stream Diversification

  • Mixed-use development incorporating retail, office, and residential components

  • Public-private partnerships that deliver community amenities alongside revenue

  • Phased development strategies to optimize market timing and cash flow

  • Asset management services to maximize ongoing returns

What are the benefits of revenue-generating projects?

  • 
Long-term contracts providing budget stability independent of state funding fluctuations

  • Retain ownership while monetizing development potential

  • Quality developments that improve surrounding property values

  • When district-owned land is located in desirable, high-demand markets, it presents an opportunity to generate significant long-term revenue through thoughtfully planned development that aligns with community needs and planning goals.

  • Surplus or idle land can be a financial drain. Monetizing these sites reduces liabilities and redirects resources toward mission-aligned priorities like instruction, staffing, and student services.

  • In an era of fluctuating state and federal funding, strategic development provides school districts with a stable, independent revenue stream that can support long-term planning and financial resilience.

  • Not every site is appropriate for educator housing. In cases where the location, zoning, or market conditions limit housing feasibility, revenue-generating development may offer a more productive and impactful use of the land.

  • Ground leases and joint ventures can create reliable, multi-decade income streams that help districts plan with greater certainty, supporting everything from facility upgrades to pension liabilities.

When does consideration of a revenue generation project on District land make sense?

Why choose Rivercrest Partners?

  • Comprehensive solutions for both workforce housing and revenue-generating development

  • Pre-approved Business Affiliate

  • A detailed understanding of the issues confronting educational institution with real estate and strategic asset development

  • From 122-unit workforce housing development to 1,100+ unit revenue-generating entitlements

  • Complete project lifecycle management from feasibility study through start-up operations

  • Comprehensive experience with the Education Code, CEQA, local approvals, and state incentives on district property and housing development

Have additional questions about our services?

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