Acquisition criteria & portfolio

What we buy — and what we own

Start with our acquisition criteria by asset class, then see a selection of the properties Kaizen has acquired and improved. Detailed performance information is available to qualified investors where appropriate.

Acquisition Criteria View Holdings

On this pageAcquisition Criteria Portfolio

Acquisition criteria

What we look for, by asset class

A transparent look at the kinds of deals we pursue. If your property fits — or even comes close — we'd like to hear about it.

Self-Storage Mobile Home Parks Long-Term-Stay RV Parks Select Multifamily Small / Multi-Tenant Industrial Commercial Retail Submit a Property →

Self-Storage

Preferred deal profile: Stabilized or value-add facilities, single-asset or small portfolios, with below-market rents or weak management.
Markets: Growing secondary and tertiary markets; pass-through and highway-visible locations.
Deal size: $1M–$5M purchase price
Value-add profile: Rent-to-market, expense control, expansion land, conversion of unrentable space.
Operational upside: Modern management software, online & touchless leasing, paid search, security and signage upgrades.
Red flags: Severe deferred maintenance with no path to returns, oversupplied submarkets, FEMA flood zones, title or environmental issues.

Mobile Home Parks

Preferred deal profile: Under-managed, mom-and-pop owned communities with vacant pads or below-market lot rents.
Markets: Stable or growing markets with real housing demand and a positive employment base.
Deal size: $1M–$5M purchase price
Value-add profile: Lot-rent alignment, pad infill, utility infrastructure, professional management.
Operational upside: New CRM and billing, utility billbacks where appropriate, expansion of existing sites.
Red flags: Private utilities in poor condition with no remediation path, park-owned home-heavy models without a plan, flood zones.

Long-Term-Stay RV Parks

Preferred deal profile: Long-term / workforce-oriented parks with occupancy or marketing upside and infill potential.
Markets: Markets with tight rental supply and steady workforce or transitional housing demand.
Deal size: $1M–$5M purchase price
Value-add profile: Marketing and lease-up, pad infill, ancillary income (e.g., cell-tower or amenity leases).
Operational upside: High-converting websites, paid search, automated leasing and payments, professional management.
Red flags: Purely transient/seasonal demand with no durable base, environmental constraints, weak access or visibility.

Select Multifamily

Preferred deal profile: Smaller multifamily with rent or operational upside; light-to-moderate value-add.
Markets: Markets with positive population and job growth and healthy rental demand.
Deal size: $1M–$5M purchase price
Value-add profile: Rent alignment, deferred-maintenance resolution, expense control, unit-level improvements.
Operational upside: Professional management, modern leasing systems, resident retention.
Red flags: Heavy structural issues, declining markets, rent levels with no realistic path to support the basis.

Small / Multi-Tenant Industrial

Preferred deal profile: Functional flex and multi-tenant industrial with lease-up, re-tenanting, or repositioning upside.
Markets: Supply-constrained submarkets with diverse tenant demand and healthy local economies.
Deal size: $1M–$5M purchase price
Value-add profile: Lease-up of vacancy, rent alignment, modest capital improvements, repositioning.
Operational upside: Professional leasing and management, expense recovery, tenant diversification.
Red flags: Single-tenant concentration without backstop, functional obsolescence, environmental issues.

Commercial Retail

Preferred deal profile: Multi-tenant retail strip centers and neighborhood/service-oriented centers with vacancy, below-market rents, or weak management.
Markets: Growing suburban and secondary trade areas with strong traffic counts, rooftops, and healthy demographics.
Deal size: $1M–$5M purchase price
Value-add profile: Lease-up of vacancy, rent alignment to market, re-tenanting weak or expiring tenants, and cosmetic/façade improvements.
Operational upside: Professional leasing and management, NNN expense recovery and CAM reconciliations, signage, and tenant-mix improvements.
Red flags: Heavy single-tenant or struggling-anchor dependency, e-commerce-vulnerable tenant mix, declining trade areas, and environmental concerns (e.g., dry cleaners, fuel).

Discipline

What we avoid

Knowing what not to buy is as important as knowing what to buy. Below is what generally takes us off a deal.

— Ground-up speculation that depends on market timing rather than operations.
— Markets with declining population and a weak employment base.
— Assets with environmental, title, or flood-zone problems we cannot responsibly solve.
— Deals that only work if we assume aggressive rent growth or cap-rate compression.
— Over-leveraged structures that leave no margin for error if the plan slips.
— Opportunities outside our circle of competence simply because they look cheap.

Track record

A growing portfolio of durable-demand assets

Since 2019, Kaizen has acquired and improved commercial real estate across several asset classes and markets.

Investing & operating since: 2019Investing & operating since
Properties acquired: 11Properties acquired
Asset classes: 6Asset classes
States: 3States
Units & spaces under ownership: 450+Units & spaces under ownership

Self-StorageMobile Home ParksLong-Term-Stay RV ParksSelect MultifamilySmall / Multi-Tenant IndustrialCommercial Retail

Selected holdings

Properties

REPLACE: photo of George MHP/RV Park · drop portfolio-george-park.jpg

Mobile Home / RV Park2019

George Mobile Home & RV Park

George, WA

Stabilized · Expanding

Acquired with seller financing at below-market rents. Filled vacancies through modern marketing, replaced aging utility infrastructure, and professionalized management. Now expanding the pad count and refinancing to return capital.

REPLACE: photo of Willows Trailer Village · drop portfolio-willows-village.jpg

Mobile Home / RV Park2020

Willows Trailer Village

Moses Lake, WA

Stabilized · Hold

Near-full community acquired on favorable seller-financing terms. Replaced septic and roofing, installed professional management and a new CRM, and is adding residential units within the existing main building.

REPLACE: photo of Honeycrisp Self Storage Millsap · drop portfolio-honeycrisp-millsap.jpg

Self-Storage2021

Honeycrisp Self Storage — Millsap

Millsap, TX

Stabilizing

A neglected facility with rents far below market. Implemented modern storage management software, built an online presence and touchless leasing, repaired units, and brought rents to market.

REPLACE: photo of Honeycrisp Self Storage Tolar · drop portfolio-honeycrisp-tolar.jpg

Self-Storage2021

Honeycrisp Self Storage — Tolar

Tolar, TX

Stabilizing

A high-visibility, pass-through small-town facility acquired below market. Added signage, online leasing, and professional management; planning a fence, gate, camera system, and additional unit row.

REPLACE: photo of Honeycrisp Self Storage Lawrence · drop portfolio-honeycrisp-lawrence.jpg

Self-Storage2022

Honeycrisp Self Storage — Lawrence

Indianapolis (Lawrence), IN

Executing Business Plan

Largest storage asset to date, with significant land to expand. Added an automatic gate and security system, repaved, and is executing a rent-to-market plan with a path to substantially more square footage.

REPLACE: photo of Sunnyside MHP/RV Park · drop portfolio-sunnyside-park.jpg

Mobile Home Park2024

Sunnyside Mobile Home & RV Park

Pearsall, TX

Infill & Build-Out

Partially occupied park on a main highway between Laredo and San Antonio, acquired at an attractive basis with strong expansion potential. Plan is to fill existing pads, then build out additional sites.

REPLACE: photo of The Texas Rose RV Park · drop portfolio-texas-rose.jpg

RV Park2025

The Texas Rose RV Park

Beeville, TX

Lease-Up

A 70-site park acquired at a strong per-site basis with interest-only seller financing. Built a high-converting website, launched paid search, and added a cell-tower lease; next step is reintroducing mobile homes.

REPLACE: photo of Jaguar's Commercial Retail repositioning · drop portfolio-jaguars-retail.jpg

Commercial Retail2026

Jaguar's Commercial Retail

Indianapolis, IN

Reposition

A repositioning of a problem property directly fronting the Lawrence storage facility. Exterior was professionalized to lift curb appeal and remove a drag on the adjacent asset; targeting a triple-net retail tenant.

Case studies

Deeper dives — coming soon

We're building detailed case studies showing the before-and-after of selected assets: what we saw, what we changed, and the operational results.

Case study

Self-storage turnaround

[PLACEHOLDER — add the property, the thesis, the operational changes, and the measured outcome. Detailed figures may be reserved for qualified investors.]

Case study

Mobile home park infill

[PLACEHOLDER — add the property, the thesis, the operational changes, and the measured outcome. Detailed figures may be reserved for qualified investors.]

Case study

RV park lease-up

[PLACEHOLDER — add the property, the thesis, the operational changes, and the measured outcome. Detailed figures may be reserved for qualified investors.]

Property descriptions reflect business plans that are ongoing and subject to change. Detailed financial performance is available to qualified investors where appropriate. Past performance does not guarantee future results, and there is no assurance any business plan will achieve its objectives.

Have a property, or want the full picture?

Sellers and brokers can submit a deal; qualified investors can request additional detail on the portfolio and future opportunities.

Submit a Property Invest With Us