Tiny Home ADU Rental Fund
A pooled fund that buys tiny homes and rents them as additional dwelling units, with site rent, utilities and maintenance paid by the fund.
Objective: Buy tiny homes, place them as rental ADUs on leased sites, and pool the rent from every unit into one fund distributed by contribution.
Units on NNN sites
- The fund owns every tiny home it buys
- NNN leaseholder on the site under each unit
- Fund pays site rent, utilities and maintenance
- Locations chosen by the fund manager
Pooled rent
- All units pay rent into one fund
- 70 / 30 split with the fund manager
- Distributions pro rata by contribution
- $1M+ target, raise is ongoing
Example units
The fund buys finished tiny homes like these two and places them as rental ADUs. The mix at each site is chosen by the fund manager.
HOME9 container duplex
One shipping container finished as two private studio apartments, built in Fort Worth, Texas and delivered ready to rent.
- Footprint: 320 sq ft total (2 × 160)
- Units: 2 private studios per container
- Bathroom: full private bath in each studio
- Kitchen: kitchenette with stovetop in each studio
- Climate: window A/C, heat and dehumidify
- Hookups: 200-amp and 50-amp electrical, water, RV sewer
Amish-built A-frame cabin
The Quaker Cabins Luna park model, built by Amish and Mennonite craftsmen in Pennsylvania and delivered as a finished one-bedroom rental.
- Living area: 399 sq ft, 13 ft × 31 ft
- Layout: 1 bedroom, 1 full bath, open plan
- Ceiling: cathedral A-frame with full glass gable
- Kitchen: 2-burner cooktop, apartment-size refrigerator
- Climate: 9,000 BTU mini-split heat and air
- Certification: ANSI 119.5 park model RV
About this opportunity
The fund
The Tiny Home ADU Rental Fund is a general fund. It buys tiny homes and rents them out as additional dwelling units (ADUs). Investors do not buy into a single property; their capital goes into one pool that owns every unit the fund acquires.
How each unit is placed
- The fund owns the unit. Each tiny home is bought by the fund and stays a fund asset.
- The fund is the NNN leaseholder on each site. The fund leases the ground under each unit on a triple-net basis and pays the site rent, utilities and maintenance for that unit.
- Locations are chosen by the fund manager. Sites are selected at the fund manager's discretion, based on rental demand, site cost and placement rules.
Management: 70/30 split
The fund manager manages the units, including placement, leasing, tenant relations, rent collection and upkeep, in exchange for a 70/30 split of rental income: 70% to the fund and 30% to the fund manager.
Pooled income and distributions
- Rent from every unit goes into the fund collectively. No investor is tied to the performance of one unit or one location.
- After site rent, utilities, maintenance and the management split, net income is distributed collectively, pro rata to each investor's contribution amount.
Fund terms
| Term | Detail |
|---|---|
| Structure | Pooled fund, Reg D 506(c), accredited investors only |
| Assets | Tiny homes rented as ADUs |
| Site model | Triple-net (NNN) ground lease, paid by the fund |
| Fund pays | Site rent, utilities and maintenance on each unit |
| Management | Fund manager, 70/30 split of rental income (70% fund / 30% manager) |
| Locations | Selected at the fund manager's discretion |
| Distributions | Collective, pro rata to contribution amount |
| Minimum investment | $50,000 |
| Target raise | $1,000,000+ |
| Raise | Ongoing; the fund keeps accepting capital as it buys more units |
All figures and descriptions are for discussion only. They are not a guarantee of income or returns, and this page is not an offer to sell securities. Unit types, sites and costs will vary.
How subscribing works
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- Choose your subscription amount. Minimum is $50K.
- Review and sign the subscription agreement. It is prepared with your details merged in, and you sign electronically.
- Fund by bank wire. Wire instructions are provided once your agreement is signed.
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