Insights
Articles
News, announcements, and recaps from the Ground Zero team.
14 Articles
Zoning & Entitlements
The APN Loophole That Can Skip a San Diego Lot Split Entirely
TJ MillerSome San Diego lots already have two legal parcels hiding under one APN. Here's how to spot it, plus the real SB9 numbers and land loan math behind a recent deal.
September 2, 2026
Market Breakdowns / Deal Case Studies
Why BlackRock Just Paid $450K a Door for San Diego to LA Apartments
TJ MillerBlackRock just bought 3,620 apartment units from San Diego to LA at $450K per unit. Here's what institutional capital is really underwriting, and what it signals for San Diego rents.
September 7, 2026
Market Breakdowns / Deal Case Studies
San Diego Can't Sprawl Its Way Out of a Housing Shortage, and That's the Whole Thesis
Isaac WentzienSan Diego can't sprawl its way out of a housing shortage. Here's why the ocean, the border, the military, and the desert make this market's supply constraint permanent, not temporary.
September 12, 2026
Market Breakdowns / Deal Case Studies
The Most Popular San Diego Neighborhoods Aren't Always the Best Place to Put Your Money
Isaac WentzienDowntown, La Jolla, and Mission Valley get the attention, but oversupply, high entry cost, and institutional competition make them tougher plays than the neighborhoods next door.
September 16, 2026
Capital & Investing
Accredited vs. Sophisticated Investors: What's the Difference?
Ground Zero DevelopmentAccredited investors meet SEC income or net worth tests. Sophisticated investors meet an experience test. Here is how the two differ and why it matters for private deals.
October 8, 2026
Capital & Investing
Reverse 1031 Exchange: Buy First, Sell Second
Ground Zero DevelopmentA forward 1031 exchange gives you 45 days to identify a replacement property. A reverse 1031 flips the order: buy first, then sell within 180 days. Here is how each works.
October 8, 2026
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