3309 San Rey Lane

Bonsall, CA92003

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.

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