ADUs
Detached or attached backyard units. Rental income or room for family.
Value-add real estate · Southern California
We don't wait for value. We build it.
We buy the overlooked property, add the units, the square footage and the finishes, then raise the rent and the value. Every deal below is one we developed and own. The same moves work on your home.
The board
The deals. Flip any card for the numbers.
Single-family homes turned into three rentals. Fourplexes doubled. Apartment sites redeveloped. Tap a card to flip it, then open the full breakdown and photos.
The playerEric Padilla
- Role
- Broker & developer
- CA DRE
- #02169629
- Brokerage
- Investment Experts
- Home base
- Placentia, OC
Build equity with Eric
I'm Eric. I build value for a living.
I'm a licensed California real estate broker and a developer. ValueAddKing is how I share the playbook: find what a property is missing, build it, and collect the equity.
I don't just advise on deals. My team and I buy them, build them, manage them and refinance them. That's why I can look at your house and tell you which upgrade actually moves the number, and which one is just money spent.
3 doors→6→12→50
How I scaled my own portfolio: adding value, then trading up with 1031 exchanges.
62 active leases and $208,452 a month in rent run through our property management company (May 2026 rent roll).
AcquisitionsConstructionProperty managementCapital & syndicationBrokerage
The playbook
Four moves. Same order every time.
MOVE 1
Buy
Find the property everyone else passed on: dated, under-rented, or sitting on unused land.
MOVE 2
Build
Add what the market pays for: new units, square footage, kitchens, baths, curb appeal.
MOVE 3
Boost
Lease at market rents. More units and better finishes mean more income and a higher value.
MOVE 4
Bank
Cash-out refinance, hold for cash flow, or sell. Then roll the equity into the next deal.
Your space on the board
Your house is a property too. Play it.
You don't need an apartment building to make a value-add move. If it makes your home worth more, earn more, or cost less to own, we can plan it and build it.
Garage conversion
Turn the garage into a studio, suite, or rental. Often the cheapest new square footage.
JADU
Carve a junior unit out of existing space inside the house.
Lot split (SB 9)
Split an eligible lot or add a second home where the law allows.
Additions
An extra bedroom, a primary suite, or a second story.
Kitchen remodel
New layout, cabinets, counters, appliances. The room buyers judge first.
Bathroom remodel
Update a dated bath, or add one where the floor plan allows.
Landscaping
Drought-tolerant yards, turf, trees, irrigation, lighting.
Outdoor living
Patios, pavers, covered decks, outdoor kitchens, pools.
Roof & solar
A new roof and solar in one project. Lower bills, fewer buyer objections.
Windows & energy
Dual-pane windows, insulation, HVAC, EV charger, panel upgrade.
Curb appeal
Exterior paint, garage door, front door, fencing, driveway.
Interior refresh
Flooring, paint, lighting, open floor plan. Fast and visible.
Permit cleanup
Legalize unpermitted rooms or units so they count toward value.
Duplex conversion
Turn one home into two income-producing units.
Wild card
Have something else in mind? If it adds value, bring it. We'll run the numbers.
How it works for homeowners
- Free walkthroughWe look at the property, in person or from photos, and hear what you want.
- The numbersScope, cost range, and what the upgrade should do for value or rent, laid out like our own deals.
- Fund itWe walk through how to pay for it, from cash to a cash-out refi or HELOC.
- BuildDesign, permits and construction handled by our team.
Not sure which move makes sense?
That's the walkthrough's job. Some homes get the most from a backyard unit. Others get more from a kitchen and a new yard. You'll see the numbers before you spend anything.
Book My Free WalkthroughQuestions
Before you roll the dice.
Do I need to build an ADU to work with you?
No. A kitchen, a bathroom, a garage conversion, new landscaping or a roof can all add value. We'll recommend the project that fits your house and your budget.
How do homeowners usually pay for these projects?
Common options include cash, a HELOC, a cash-out refinance, or a construction or renovation loan. We'll walk through what fits your situation and can connect you with lenders.
What does the walkthrough cost?
Nothing. You'll leave knowing what's possible on your property and roughly what it costs.
Where do you work?
Southern California. Our projects are in Lakewood, Costa Mesa, Carson, La Mirada, La Habra, San Juan Capistrano and San Diego.
I'm an investor. Can I invest alongside you?
Choose "Investor" in the form below and tell us what you're looking for. We'll follow up about current and upcoming projects.
Your move
Take your turn.
Tell us about the property. We'll come back with a plan and the numbers, the same way we run our own deals.
- Free walkthrough, no obligation
- Clear scope and cost range
- Licensed California broker on every plan