Portfolio · Coliving Conversion · Springfield, Jacksonville

The Van Buren House

A nearly new single family that was underearning its own square footage. Eight rooms later, it is the proof behind everything else I pitch.

The Van Buren House is a 2023-build single family in Springfield, Jacksonville's historic urban-core neighborhood, acquired in January 2026. As a standard rental it would have been fine and forgettable: one lease, one family, one number. Instead, roughly $30,000 of conversion work turned it into an eight-bed, three-bath coliving asset where every room is its own tenancy.

The economics are the whole story. Rent-by-room converts one lease into eight smaller ones, and the sum of those rooms is a multiple of what any single family would pay for the same roof. Rooms rent furnished through PadSplit, which handles member screening, collections, and the marketplace; the house fills room by room rather than sitting empty waiting for one perfect tenant. Residents get housing they can actually afford by the week in a market where a solo apartment increasingly is not that.

This was the proof-of-concept conversion, and it is why the playbook exists: what to look for in the floor plan, what the conversion budget really goes to, how lease-up actually behaves month by month. Every deal in my pipeline is underwritten against what this house taught me, by a system that runs those numbers deterministically, not from memory.

Full underwriting, conversion budget line items, and current performance are available to serious investors on request.