Strategy
The Single Family Fund acquires newer townhomes and single-family rentals in stable markets where working families want clean, practical housing near jobs, schools, and transit. We underwrite for durable cash flow and low operational friction rather than speculative appreciation.
Buy box
Every property must fit clear criteria before we buy.
3+ bed, 2.5+ bath
Single-family and townhomes with layouts families want — durable, rentable, and simple to operate.
High-growth metro markets
Target metros like the DMV, Chicago, Raleigh–Durham, and Dallas–Fort Worth — near jobs, transit, and schools where rental demand stays steady.
Operational improvements
We add value by streamlining operations and management with automated systems and smart home upgrades that elevate the living experience.
Market thesis
Demand for quality, affordable single-family rentals is structural. Homes are in short supply, buying is out of reach for most families, and that channels durable, long-term demand toward the kind of rentals we acquire — near jobs, schools, and transit.
~4M
homes short of U.S. demand1
~75%
of households can't afford a median-priced new home2
~23M
renter households are cost-burdened3
We invest where demand is strongest — deploying capital to its best use across high-growth metros including the DMV, Chicago, Raleigh–Durham, and Dallas–Fort Worth, rather than a single market. The founder's proof-of-concept properties are in the DMV and Chicago metros.
Sources: 1. Up for Growth, 2025 Housing Underproduction in the U.S. · 2. National Association of Home Builders, 2025. · 3. U.S. Census Bureau, 2024 American Community Survey. National figures shown for market context only; not specific to any fund or property.
Holdings
The Single Family Fund is actively raising capital to acquire opportunities that fit its buy box. As the fund deploys capital, acquired properties will be reported here.
You invest in the fund, not an individual property. Capital is allocated across holdings within the fund's buy box.
Case studies
Examples of the homes this strategy targets, drawn from the sponsor's track record.
College Park, Maryland
The Arcadia
The Arcadia is a 4-bed, 4.5-bath smart townhome (2,510 sq ft) in a newer College Park community — minutes from the University of Maryland and Metro.
Asset type
Townhome · 4 bd / 4.5 ba
Lombard, Illinois
The Grant
The Grant is a 3-bed, 2.5-bath townhome (1,827 sq ft) with a 2-car garage in a newer Lombard community in Chicago's western suburbs — near major employment corridors and Metra access.
Asset type
Townhome · 3 bd / 2.5 ba
Floor-plan names and city/market shown; exact street addresses are withheld to protect resident privacy and security.
Targets & Projections
~15%*
Projected cash-on-cash
Monthly
Distribution cadence
*All figures are projections and targets, based on market research and the founder's proof-of-concept properties. They are objectives, not guarantees, and are not a forecast of the fund's actual results. The fund has no operating history. Projected cash-on-cash is reserve-adjusted. All investing involves risk, including possible loss of principal; real estate is illiquid. Figures are unaudited and subject to change.
How we compare to a public REIT
Benchmarked against the Vanguard Real Estate ETF (VNQ) to illustrate the difference in approach — not a projection or guarantee.
Public REIT index
Vanguard Real Estate ETF (VNQ)
- Broad, abstract exposure to listed real estate companies
- Priced daily and subject to public-market volatility
- No control over the underlying assets or strategy
Big City Capital
Single Family Fund
- Built for direct ownership of real homes within a defined buy box
- Diversified within a clearly defined buy box
- Managed for cash flow and durability
Past performance does not guarantee future results. VNQ is referenced for illustration only — Big City Capital is not affiliated with Vanguard.
