Luxury Senior Care in America's Fastest-Growing City
Two luxury assisted living & memory care residences — Phase 1 of a scalable, operator-proven care platform in the highest-demand, lowest-supply submarket in Texas.
It began with a promise to our own mothers.
Inspired by the desire to provide the best care for their own mothers facing cognitive and physical challenges, Edwin and Lesley set out to build a luxury-style home that pairs the highest level of professional care with genuine, personalized attention.
That gap is now a thesis: the under-served, affluent, private-pay memory-care resident is also the most durable, highest-margin customer in seniors housing. Mission and margin point the same way.
A demographic wave meets a structural shortage
The 80+ population is growing faster than seniors-housing inventory can absorb — a supply-demand gap that is widening, not closing.
4.6M
Americans 80+ projected to develop dementia by 2030.
18.8M
U.S. population aged 80+ by 2030, climbing steeply through 2050.
Since 2023
80+ growth began outpacing new supply — and the trend continues.
Private Pay
High-acuity memory care: the lowest reimbursement-risk segment.
Demand is structural, not cyclical.
Families increasingly choose professional senior housing over in-home care — the "Sandwich Generation" caring for both children and aging parents at once.
Seniors-housing absorption has returned above pre-pandemic levels, while operating margins expand and expenses decline.
We need 32 beds.
The local shortage is 177.
A 2025 third-party feasibility study (NIC MAP data) quantifies the gap in our specific submarket. The math de-risks lease-up before we break ground.
of today's unmet memory-care demand is all we must capture to fully stabilize both homes.
Median household income, Fulshear 2025
Households 75+ with $250K–$1M net worth
Income-qualified ($75K+), age 85+
Senior-care facilities within 15 mi as referral sources
The luxury "mansion" care home
Two 10,000 sq ft residences, 16 private suites each. Small enough to feel like home, premium enough to command top-of-market rates.
Private suite & bath
Every resident: private room, private bath, electric fireplace, TV and furnishings.
Chef-prepared dining
On-site private chef; all meals included in one all-inclusive monthly rate.
Clinical-grade care
24/7 caregivers, medication management and in-house professional healthcare visits.
1:4 staffing ratio
Roughly double the attention of a typical 50+ bed facility.
Where we fit on the care spectrum
Our focus is the high-acuity Assisted Living + Memory Care band — the highest-margin, lowest-reimbursement-risk, private-pay segment.
Independent Living
55+ apartment communities with amenities for socialization, activities, meals and concierge services.
Assisted Living
Help with daily activities, non-locked doors, all meals, 24/7 caregivers in private or semi-private suites.
Memory Care
Higher-acuity care; secured doors, scheduled activities, full housekeeping & laundry, 24/7 caregivers.
Nursing / Rehab
Medical treatment outside hospital; private/semi-private rooms with 24/7 licensed staff.
Building & prime location
Building
Two 10,000 sq ft mansions for aging in place — comfort, dignity and peace of mind. 16 residents each in a warm, home-like environment with private room, bath, fireplace, TV and furniture.
Prime Location
- ▸2.3-acre site in Fulshear — the U.S. city with the fastest population growth (2020–2024).
- ▸Fort Bend County, between Katy & Sugar Land, ~30 miles west of downtown Houston.
- ▸Under 1.5 miles from Westpark Tollway; within 15 miles of 14 senior-care facilities as referral sources.
Owner-operators, backed by a proven operating partner
First-time senior-care owners with deep clinical and operations backgrounds — de-risked by an equity-aligned partner who has already built this exact model.
Edwin & Lesley Brotamonte
- Edwin: 20+ years as a Registered Nurse plus 10 years as a multifamily operator and real-estate management company owner.
- Lesley: 30+ years in marketing, business development and community engagement, leading sales and family relations.
- Driven by caring for their own mothers; committed to dignity, compassion, safety and integrity.
Brett & Laura Chotkevys
- Founders of Platinum Resorts Assisted Living (Georgetown, TX); have run a 16-bed luxury care home for 5+ years.
- Recently completed two more 16-bed luxury mansions — the exact format replicated here.
- Provide construction expertise, systems training and weekly coaching — and hold equity, so goals are aligned. Mentors, not just advisors.
This model is already built and operating
Execution is the biggest risk in development. Our operating partner has already executed this exact 16-bed luxury mansion format — and will replicate it here.
Partner's mansions — under construction and completed.
Three scenarios — including a downside that still returns capital
We lead with assumptions, not the headline. Even the conservative case returns investor capital with a profit; the original 40% IRR / 2.5× target sits within our Base case.
Illustrative, reconciled from the sponsor model on the stated assumptions. IRR/EM include stabilized cash flow plus a Year 5–6 capital event (refinance). Not a guarantee of results; subject to formal bids, lease-up and financing.
Sources, uses & financing
A $1.6M LP equity raise (20%) alongside SBA 504 blended debt of $6.34M (80%) funds the full $7.92M development.
Financing — SBA 504
Patient, long-amortization debt with no near-term balloon during the operating window.
Five-year operating proforma & exit potential
The story is the Year 1→2 lease-up. We show the occupancy assumption behind it rather than hiding it.
| Metric | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 |
|---|---|---|---|---|---|
| Gross Operating Income | $1,855,680 | $2,917,680 | $3,004,310 | $3,093,540 | $3,185,446 |
| Operating Expense | $1,343,976 | $1,596,490 | $1,640,179 | $1,685,858 | $1,724,487 |
| Net Operating Income | $504,410 | $1,321,190 | $1,364,131 | $1,407,681 | $1,460,959 |
| Total Non-Operating Exp. | $318,429 | $630,718 | $632,696 | $634,730 | $636,823 |
| Net Cash Flow | $186,131 | $690,471 | $731,436 | $772,951 | $824,136 |
| DSCR | 1.39* | 2.36 | 2.44 | 2.51 | 2.61 |
*DSCR shown from Month 8.
End of Year 5 — Exit Potential
After equity payback, shares flip from 60% LP / 40% GP to 40% LP / 60% GP.
Four layers of capital preservation
Development carries real risk. Here is what stands between investor capital and a loss.
Hard-asset backing
Land plus two purpose-built homes hold residual value independent of operations.
Private-pay revenue
No Medicaid/Medicare reimbursement risk — rates set by the market, not policy.
Patient debt structure
SBA 504, 25-yr amortization, no balloon during the operating window.
Contingency + reserves
$0.57M contingency and $0.62M working-capital reserve absorb cost and lease-up shocks.
Break-even occupancy is ~76% — well below the 93% base case, leaving cushion before debt service is at risk.
We price the risks that matter
Construction (scope, cost, delay)
Proven design & local build team; retired HHSC construction consultant verifies TX specs; 10% contingency with real cost data from partner; weather contingency & Gantt tracking.
Licensing (process, violations)
Request expedited process; work closely with HHSC on timelines; retired HHSC operations consultant; leverage network experience to avoid violations.
Lease-up / absorption
"Strategic 20" marketing starts pre-construction; only ~18% of current unmet demand needed; market study and secret-shopping of competition.
Stabilized ops (staffing, infection)
High practice standards, performance reviews, policies & procedures; private rooms with baths reduce contact; windows in each room enable family visitation.
Interest rate / refinance
Exit assumes a Year 5–6 refinance; long SBA amortization removes balloon pressure; base case underwritten at today's 8.25%.
A phased "Strategic 20" lease-up plan
Referral-driven marketing begins during pre-construction so beds fill quickly at opening — directly de-risking lease-up.
Fulshear, Texas
Fastest-growing U.S. population 2020–2024 (210%); 2nd fastest in 2025. From 16,856 residents in 2020 to an estimated 64,630 in 2025.
Competition & opportunity across the target rings.
Demographics
Median household income $187K (2025); 91% owner-occupied; 2.41% poverty rate; median age 37.4. Top industries: Manufacturing, Professional/Scientific/Technical, Oil & Gas, Education and Healthcare.
Growth & Access
Downtown District and major commercial projects underway; 1093 Tollway extension; close to Houston, Katy, Sugar Land, Richmond and Rosenberg via Grand Parkway & 1093.
Competition & Opportunity
Nearby facilities don't meet our standards for care, appearance and amenities. Notably, two large facilities nearby command $8K+ rent at 100% occupancy — validating our price point.
How Cedar View Terrace compares
Surrounding facilities vs. our site.
| CVT | RAL | Med–Lrg | Large | |
|---|---|---|---|---|
| Capacity | 16+16 | 4–10 | 16–50 | 50+ |
| Staffing | 1:4 | Var. | 1:6–10+ | 1:10+ |
| Pricing | $8K all-in | Var. | $5–6.5K | $6.5–8.5K |
| Design | Home luxury | Conv. home | Facility | Facility |
| Setting | Rural | Dense | Variable | Dense |
Honest tradeoff: smaller scale means less operating leverage than 50+ bed facilities — offset by premium private-pay margins and a defensible resident experience.
A platform, not a one-off
Phase 1 covers two mansions on the contracted parcel. The adjacent lot creates a clear, low-cost expansion path for up to three more.
Draft Phase 1 site plan (Buildings A & B) with Phase 2 parcels.
Existing survey — land & surrounding parcels under contract.
Phase 1
Two 16-suite mansions — 32 beds, fully funded by this raise.
Phase 2
Option on the neighboring lot for up to 3 additional mansions.
The Platform
Repeatable plans, systems and brand — each new home compounds operating leverage and portfolio value.
From approval to equity return
Invest in Cedar View Terrace
Next Steps
- Request the data room & feasibility study
- Tour the operating mansion in Georgetown
- Schedule a call with the sponsors