Oceanside Development
A TIC investment strategy in Oceanside focused on strategically selected real estate assets positioned to benefit from the city’s ongoing growth, revitalization, and long-term economic expansion.
*The 7% preferred return is pre-funded into the capital structure but remains subject to cash availability and Manager discretion. Not a guarantee of distributions.
The Offering
Tenants-in-Common Ownership
Each project is held through a single-purpose California limited liability company that takes title to the property. Investors are admitted as Tenants-in-Common (TIC) co-owners and receive a direct, recorded, deeded interest in the underlying real estate, rather than a share in a fund or REIT. The co-tenancy is explicitly structured as direct co-ownership of real property and not as a partnership for tax or legal purposes, which is what makes each investor’s interest fully eligible for 1031 exchange treatment and direct pass-through of depreciation.
Sponsor & Manager
Summit Yield LLC (United Legacy) serves as Sponsor and Manager, led by Mehdi Amini and Tomas Schoff. Responsible for acquisition, oversight of property operations, and execution of the business plan through to disposition.
Your Role as a Co-Owner
As a TIC investor, you become a direct co-owner of the real estate, not a passive fund participant. Your fractional interest is recorded in the county where the property is located. You receive distributions, depreciation pass-through, and full 1031 exchange eligibility on your share.
Direct Ownership. Simplified.
A modern approach to real estate ownership designed to provide direct exposure to development potential without the burden of active management responsibilities.
How Your Returns Are Structured
No management fees. No asset, property, acquisition, or construction fees are layered onto investor capital, and the Manager does not share in excess distributable cash.
The 7% preferred return is cumulative and non-compounding and is not guaranteed. Distributions are paid only to the extent cash is available, in the Manager’s sole and absolute discretion. See the offering documents for the complete capital structure and waterfall.
Tax Advantages
Pick an amount, and see what every dollar does for you in Year 1.
7% Pref. Return
Annual Income
For tax purposes, distributions are treated as return of principal, reducing cost basis on paper, rather than triggering ordinary income. Per the PPM, investors receive their full original invested principal back at the end of the term, separate from the monthly distributions paid during the hold.
DepreciationYear 1 Paper Loss
Every UL project is cost-segregated. Short-life components accelerate into Year 1. Passive activity rules apply.
1031 ExchangeCapital In
TIC interests qualify as like-kind real property under IRC §1031. We coordinate directly with your Qualified Intermediary. Cash investors skip this layer.
Illustrative only. Not a forecast or guarantee. The 7% pre-funded preferred return remains subject to cash availability and Manager discretion. Cost-seg allocation ranges depend on the final study and prevailing federal bonus depreciation schedule (which phases over time). Passive activity loss rules and at-risk limitations may apply. United Legacy does not provide tax advice. Consult your CPA.
Capital Protection
The offering documents build in structural safeguards: aligned economics, defined payment order, reporting rights, and contractual controls at every layer.
Your Investment Is in Trusted Hands
Verifiable on EDGAR.
Securities & fund formation counsel.
Independent fund administrator.
Title insurance & escrow (CA).
Title insurance & escrow (HI).
Preferred Qualified Intermediary.
The Location
A walkable coastal district anchored by the pier, the Strand, and a revitalized dining and market scene with year-round foot traffic.
Oceanside Pier & The Strand
The landmark wooden pier and a one-mile beachfront path lined with cottages and food vendors, host to surf competitions and seasonal races.
The Tremont Collective
A neighborhood hotspot on Tremont Street with a coffee shop, brewery tasting room, and a destination food scene, steps from the property.
The Sunset Market
A four-block Thursday-night street market on Pier View Way with international food, music, and vendors that anchors downtown foot traffic.
The Top Gun House
An 1888 Queen Anne cottage near the pier, featured in the original film and now home to a dessert shop within the Mission Pacific Hotel.
Camp Pendleton
One of the nation’s largest Marine Corps bases sits just two miles north of downtown, a steady source of regional housing demand.
Oceanside Transit Center
Rail service connects downtown up and down the coast and inland to greater Southern California, with most of the area walkable to the beach.
Location and neighborhood information sourced from the Homes.com Downtown Oceanside Neighborhood Guide (2026). Provided for general context only.
Active Projects
Combined Build-Out
Common Specs (All Projects)
Why This Cluster
Geographic Concentration
Every project within a four-block stretch of the same corridor.
Transit-Oriented Density
One block from Coaster, Amtrak, Sprinter, Metrolink. Density bonus, no parking required.
Beach Proximity
Two to four blocks from the Pacific and the Oceanside Pier.
Operating Leverage
One property manager, shared contractors, one investor story.
Repeatable Template
Same zoning, same density playbook, same 8-story build across every site.
1031 Flywheel
Exit one project, roll into the next on the same block. Tax-deferred.
Unit counts, square footage, lot assemblage, project costs, and capital structure shown are the Manager’s estimates and intended business plans only; they are subject to entitlement, approvals, financing, and market conditions, and may change. Each project is offered under its own Private Placement Memorandum. See individual PPMs for project-specific terms. Distributions remain subject to cash availability and Manager discretion. Past performance does not guarantee future results.
Our Team
Mehdi Amini
Principal, Summit Yield LLC (Manager) · United Legacy
Role in the Project: Oversees capital formation, investor relations, and overall offering direction, including the firm’s capital raising activities and strategic partnerships.
Relevant Experience: Two decades of leadership across capital markets, real estate, mortgage banking, and alternative investments in the U.S. and internationally.
Tomas Schoff
Principal, Summit Yield LLC (Manager) · United Legacy
Role in the Project: Leads acquisition due diligence, underwriting, and asset strategy. Oversees property-level execution and business plan delivery through to disposition.
Relevant Experience: Over two decades in commercial and residential real estate transactions, with a multi-generational family background in real estate.
Full leadership team profiles available at unitedlegacyus.com/about
Personalized Service, Start to Finish
Every investor is assigned a dedicated team committed to attentive, human-focused service. From your first consultation through every monthly distribution, these are the people who make it happen.
Bryce England
Director of Private Client Dept.
Kian Teymori
Sr. Associate, Investor Relations
Jose Perez
Sr. Associate, Investor Relations
Antonella Pastor
Client Portfolio Manager
Alexandra Betron
Investment Processor
Najee Malham
Investment Processor
Common Questions
The minimum investment is $100,000 for one TIC interest. You receive a direct, deeded, fractional ownership interest in the real property, recorded with the county. Additional interests may be available subject to remaining capacity in the offering.
The 7% pre-funded return begins accruing on the date your capital is admitted into the project and recorded. Distributions are paid monthly thereafter, subject to cash availability and Manager discretion. Because the return is pre-funded into the capital structure, it is not contingent on the property reaching stabilization.
No. There are zero asset management, property management, acquisition, or construction fees layered onto investor capital. Third-party property management and operating expenses are paid at the property level out of operating cash flow, not from your investor return.
Yes. TIC interests qualify as like-kind real property under IRC Section 1031, allowing you to defer capital gains, depreciation recapture, and NIIT from a prior real estate sale. At the end of the hold, you can exchange your proceeds into the next UL TIC project and continue deferring. Coordinate with your Qualified Intermediary and tax advisor on timing and treatment.
Unlike a REIT, you own real property directly, not shares of a company that owns property. Unlike a DST, you retain co-tenant voting rights on major decisions through the recorded TIC Agreement. Both DSTs and TICs qualify for 1031 treatment, but TICs preserve more investor control and typically don’t carry the operational restrictions of a DST.
The Sponsor will market the property for sale subject to the approval thresholds defined in the TIC Agreement. Disposition proceeds are distributed pro rata to co-tenants in accordance with the waterfall in the offering documents. Investors who want to defer taxes can roll their proceeds into a subsequent UL TIC project via a 1031 exchange.
Yes. This offering is filed under Reg D Rule 506(c), so participation is limited to accredited investors and third-party verification of accredited status is required. Our team will guide you through the suitability and verification process.
See What Your Investment Could Earn
Based on the 7% pre-funded return, here’s what common investment levels could produce over a full 5-year hold in distributable cash. Disposition proceeds and any upside at sale are not included.
| Investment | Yr 1 Income | Yr 2 Income | Yr 3 Income | Yr 4 Income | Yr 5 Income | Total Cash (5 Yr) |
|---|---|---|---|---|---|---|
| $100,000 | $7,000 | $7,000 | $7,000 | $7,000 | $7,000 | $35,000 |
| $250,000 | $17,500 | $17,500 | $17,500 | $17,500 | $17,500 | $87,500 |
| $500,000 | $35,000 | $35,000 | $35,000 | $35,000 | $35,000 | $175,000 |
| $1,000,000 | $70,000 | $70,000 | $70,000 | $70,000 | $70,000 | $350,000 |
Illustrative only. The 7% pre-funded return is not a guarantee of distributions and remains subject to cash availability and Manager discretion. Figures shown reflect distributable cash only and do not include disposition proceeds, return of principal, or any potential upside at sale. Investors may receive a portion of returns as non-taxable return-of-principal during the hold; consult your tax advisor for specific treatment. Past performance does not guarantee future results.
Next Steps
Meet with our Investor Relations team. We’ll walk you through the offering, the property, and potential returns based on the pre-funded 7%. Or explore the Data Room for full offering terms, TIC Agreement, capital structure, and compliance documentation.
Oceanside Development
A TIC investment strategy in Oceanside focused on strategically selected real estate assets positioned to benefit from the city’s ongoing growth, revitalization, and long-term economic expansion.
*The 7% preferred return is pre-funded into the capital structure but remains subject to cash availability and Manager discretion. Not a guarantee of distributions.
The Offering
Tenants-in-Common Ownership
Each project is held through a single-purpose California limited liability company that takes title to the property. Investors are admitted as Tenants-in-Common (TIC) co-owners and receive a direct, recorded, deeded interest in the underlying real estate, rather than a share in a fund or REIT. The co-tenancy is explicitly structured as direct co-ownership of real property and not as a partnership for tax or legal purposes, which is what makes each investor’s interest fully eligible for 1031 exchange treatment and direct pass-through of depreciation.
Sponsor & Manager
Summit Yield LLC (United Legacy) serves as Sponsor and Manager, led by Mehdi Amini and Tomas Schoff. Responsible for acquisition, oversight of property operations, and execution of the business plan through to disposition.
Your Role as a Co-Owner
As a TIC investor, you become a direct co-owner of the real estate, not a passive fund participant. Your fractional interest is recorded in the county where the property is located. You receive distributions, depreciation pass-through, and full 1031 exchange eligibility on your share.
Direct Ownership. Simplified.
A modern approach to real estate ownership designed to provide direct exposure to development potential without the burden of active management responsibilities.
How Your Returns Are Structured
No management fees. No asset, property, acquisition, or construction fees are layered onto investor capital, and the Manager does not share in excess distributable cash.
The 7% preferred return is cumulative and non-compounding and is not guaranteed. Distributions are paid only to the extent cash is available, in the Manager’s sole and absolute discretion. See the offering documents for the complete capital structure and waterfall.
Tax Advantages
Pick an amount, and see what every dollar does for you in Year 1.
7% Pref. Return
Annual Income
For tax purposes, distributions are treated as return of principal, reducing cost basis on paper, rather than triggering ordinary income. Per the PPM, investors receive their full original invested principal back at the end of the term, separate from the monthly distributions paid during the hold.
DepreciationYear 1 Paper Loss
Every UL project is cost-segregated. Short-life components accelerate into Year 1. Passive activity rules apply.
1031 ExchangeCapital In
TIC interests qualify as like-kind real property under IRC §1031. We coordinate directly with your Qualified Intermediary. Cash investors skip this layer.
Illustrative only. Not a forecast or guarantee. The 7% pre-funded preferred return remains subject to cash availability and Manager discretion. Cost-seg allocation ranges depend on the final study and prevailing federal bonus depreciation schedule (which phases over time). Passive activity loss rules and at-risk limitations may apply. United Legacy does not provide tax advice. Consult your CPA.
Capital Protection
The offering documents build in structural safeguards: aligned economics, defined payment order, reporting rights, and contractual controls at every layer.
Your Investment Is in Trusted Hands
Verifiable on EDGAR.
Securities & fund formation counsel.
Independent fund administrator.
Title insurance & escrow (CA).
Title insurance & escrow (HI).
Preferred Qualified Intermediary.
The Location
A walkable coastal district anchored by the pier, the Strand, and a revitalized dining and market scene with year-round foot traffic.
Oceanside Pier & The Strand
The landmark wooden pier and a one-mile beachfront path lined with cottages and food vendors, host to surf competitions and seasonal races.
The Tremont Collective
A neighborhood hotspot on Tremont Street with a coffee shop, brewery tasting room, and a destination food scene, steps from the property.
The Sunset Market
A four-block Thursday-night street market on Pier View Way with international food, music, and vendors that anchors downtown foot traffic.
The Top Gun House
An 1888 Queen Anne cottage near the pier, featured in the original film and now home to a dessert shop within the Mission Pacific Hotel.
Camp Pendleton
One of the nation’s largest Marine Corps bases sits just two miles north of downtown, a steady source of regional housing demand.
Oceanside Transit Center
Rail service connects downtown up and down the coast and inland to greater Southern California, with most of the area walkable to the beach.
Location and neighborhood information sourced from the Homes.com Downtown Oceanside Neighborhood Guide (2026). Provided for general context only.
Active Projects
Combined Build-Out
Common Specs (All Projects)
Why This Cluster
Geographic Concentration
Every project within a four-block stretch of the same corridor.
Transit-Oriented Density
One block from Coaster, Amtrak, Sprinter, Metrolink. Density bonus, no parking required.
Beach Proximity
Two to four blocks from the Pacific and the Oceanside Pier.
Operating Leverage
One property manager, shared contractors, one investor story.
Repeatable Template
Same zoning, same density playbook, same 8-story build across every site.
1031 Flywheel
Exit one project, roll into the next on the same block. Tax-deferred.
Unit counts, square footage, lot assemblage, project costs, and capital structure shown are the Manager’s estimates and intended business plans only; they are subject to entitlement, approvals, financing, and market conditions, and may change. Each project is offered under its own Private Placement Memorandum. See individual PPMs for project-specific terms. Distributions remain subject to cash availability and Manager discretion. Past performance does not guarantee future results.
Our Team
Mehdi Amini
Principal, Summit Yield LLC (Manager) · United Legacy
Role in the Project: Oversees capital formation, investor relations, and overall offering direction, including the firm’s capital raising activities and strategic partnerships.
Relevant Experience: Two decades of leadership across capital markets, real estate, mortgage banking, and alternative investments in the U.S. and internationally.
Tomas Schoff
Principal, Summit Yield LLC (Manager) · United Legacy
Role in the Project: Leads acquisition due diligence, underwriting, and asset strategy. Oversees property-level execution and business plan delivery through to disposition.
Relevant Experience: Over two decades in commercial and residential real estate transactions, with a multi-generational family background in real estate.
Full leadership team profiles available at unitedlegacyus.com/about
Personalized Service, Start to Finish
Every investor is assigned a dedicated team committed to attentive, human-focused service. From your first consultation through every monthly distribution, these are the people who make it happen.
Bryce England
Director of Private Client Dept.
Kian Teymori
Sr. Associate, Investor Relations
Jose Perez
Sr. Associate, Investor Relations
Antonella Pastor
Client Portfolio Manager
Alexandra Betron
Investment Processor
Najee Malham
Investment Processor
Common Questions
The minimum investment is $100,000 for one TIC interest. You receive a direct, deeded, fractional ownership interest in the real property, recorded with the county. Additional interests may be available subject to remaining capacity in the offering.
The 7% pre-funded return begins accruing on the date your capital is admitted into the project and recorded. Distributions are paid monthly thereafter, subject to cash availability and Manager discretion. Because the return is pre-funded into the capital structure, it is not contingent on the property reaching stabilization.
No. There are zero asset management, property management, acquisition, or construction fees layered onto investor capital. Third-party property management and operating expenses are paid at the property level out of operating cash flow, not from your investor return.
Yes. TIC interests qualify as like-kind real property under IRC Section 1031, allowing you to defer capital gains, depreciation recapture, and NIIT from a prior real estate sale. At the end of the hold, you can exchange your proceeds into the next UL TIC project and continue deferring. Coordinate with your Qualified Intermediary and tax advisor on timing and treatment.
Unlike a REIT, you own real property directly, not shares of a company that owns property. Unlike a DST, you retain co-tenant voting rights on major decisions through the recorded TIC Agreement. Both DSTs and TICs qualify for 1031 treatment, but TICs preserve more investor control and typically don’t carry the operational restrictions of a DST.
The Sponsor will market the property for sale subject to the approval thresholds defined in the TIC Agreement. Disposition proceeds are distributed pro rata to co-tenants in accordance with the waterfall in the offering documents. Investors who want to defer taxes can roll their proceeds into a subsequent UL TIC project via a 1031 exchange.
Yes. This offering is filed under Reg D Rule 506(c), so participation is limited to accredited investors and third-party verification of accredited status is required. Our team will guide you through the suitability and verification process.
See What Your Investment Could Earn
Based on the 7% pre-funded return, here’s what common investment levels could produce over a full 5-year hold in distributable cash. Disposition proceeds and any upside at sale are not included.
| Investment | Yr 1 Income | Yr 2 Income | Yr 3 Income | Yr 4 Income | Yr 5 Income | Total Cash (5 Yr) |
|---|---|---|---|---|---|---|
| $100,000 | $7,000 | $7,000 | $7,000 | $7,000 | $7,000 | $35,000 |
| $250,000 | $17,500 | $17,500 | $17,500 | $17,500 | $17,500 | $87,500 |
| $500,000 | $35,000 | $35,000 | $35,000 | $35,000 | $35,000 | $175,000 |
| $1,000,000 | $70,000 | $70,000 | $70,000 | $70,000 | $70,000 | $350,000 |
Illustrative only. The 7% pre-funded return is not a guarantee of distributions and remains subject to cash availability and Manager discretion. Figures shown reflect distributable cash only and do not include disposition proceeds, return of principal, or any potential upside at sale. Investors may receive a portion of returns as non-taxable return-of-principal during the hold; consult your tax advisor for specific treatment. Past performance does not guarantee future results.
Next Steps
Meet with our Investor Relations team. We’ll walk you through the offering, the property, and potential returns based on the pre-funded 7%. Or explore the Data Room for full offering terms, TIC Agreement, capital structure, and compliance documentation.