A family-operated real estate firm. We develop what we underwrite, and we operate what we build — for the people who live in it and the investors who fund it.
Site mobilization at 3411 Capitol Ave begins Q3. The first of 126 luxury apartments and 14,000 sq ft of ground-floor retail is scheduled for delivery in 2028.
Read the Capitol 101 update →58 beds — assisted living plus a 16-bed secured memory care wing. Administrator Elizabeth Prasad is taking tour requests through May.
Schedule a tour →16 three-story townhomes in Newark. The priority buyer list is open with no deposit; pricing and concessions release ahead of model walks in late 2027.
Join the priority list →
Four vehicles for accredited and foreign investors — syndication, EB-5, QOZ, and preferred equity. Direct access to the principals who underwrite the deals.
Capitol 101 leasing previews and Filbert Villas priority lists are open. Bay Area-anchored, transit-aware, and built to be lived in for the long haul.
Velora operates boutique assisted living and memory care across California. Tours are administrator-led; financial planning resources are free.
Each vehicle is structured for a specific investor profile — US accredited, foreign national seeking residency, or capital-gain holder reinvesting under QOZ rules. One operator. One discipline.
Accredited US investors · $50K minimum
Foreign nationals · $800K TEA · 10 jobs
Capital-gain reinvestment · $250K minimum
10% pref · $25K minimum · 5-year hold
A typical investor goes from first inquiry to subscription documents in two to three weeks. No funnels, no third-party verifiers — you talk to a principal.
Use the contact form below or email a principal directly. Include your investor profile (US accredited, foreign EB-5, capital-gain QOZ) and the offering you're interested in. We respond within one business day.
For Reg D 506(c) offerings we ask you to self-confirm accredited status under SEC Rule 501. We do not use third-party verification platforms. You sign one questionnaire; that's the gate.
You receive the Private Placement Memorandum, subscription agreement, and operating agreement for the project LLC. Most investors take a 60–90 minute call with Rishi to walk the underwriting before signing.
Wire instructions go to the issuer LLC's third-party-managed escrow account, per RIA-era best practice. EB-5 capital sits in escrow until the I-526E petition is filed.
You receive a written quarterly update from us, plus annual K-1 packages prepared by an outside CPA. Distributions are paid via ACH on the schedule defined by the offering.
"Never done living. That's the idea. Getting older shouldn't mean getting smaller — it should mean continuing to be curious, social, and autonomous, with the clinical support to make that possible."
Since 2001, three generations of the Khanna family have been buying, building, and operating in the Bay Area and Central Valley — through the 2008 downturn, the 2020 pandemic, and every interest-rate cycle in between.
Our capital partners include national banks, regional credit unions, and accredited individual LPs. Quarterly investor reporting is prepared to the standard of a mid-size REIT, and our Reg D compliance posture is built with outside securities counsel.
Every community we own, we also run. That alignment — developer as operator — changes the decisions we make at every stage: site selection, design, capex, staffing. We build for 20-year holds, not 3-year exits.
Neeli Khanna holds California DRE License #01522444. Our EB-5 petitions are prepared with immigration counsel. Securities offerings are filed under federal exemption and limited to accredited investors who self-confirm via our investor questionnaire. None of this is optional. All of it is the work.
Every active project is within an hour of our 2001 founding ground in Newark. Our 2030 senior living pipeline extends through the Central Valley.
Community · Project Gyan
Project Gyan was founded by the Khanna family in 2025 to bring digital access — laptops, connectivity, and teacher training — to rural schools in Varanasi, India. A portion of every Velora and Capitol 101 performance fee is earmarked for the program.
Learn about Project GyanInvestor inquiries. Renter or buyer questions. Senior care families. Tell us which lane and we'll route to the right principal.
