Inside · 300 sq ft · for 8Meeting guests
For 8: a curved sofa around the fire. At night a screen drops from the ceiling: movie room.
Wexmoor Circle · California
Invest in California real estate. Start with $50,000.
Property, finance, design and supply, in one team. Step in at any point, or use all four. You own it.
Where are you now?
Three taps to your part of the job.
Step in at any point. Tell us what you already have, and we take you to the part we do next.
1 of 3Do you have a property?
Don’t want the risk of holding? Sell us your property → Sell us your land → No agent commission.
Meet Properties
We find the property.
Investors and builders get the deals that pencil, every week across Southern California. Owners who want out can sell to us direct.
Invest
Deals for investors
Tell us your budget, from $50,000. We find the lot or the house and size the project to it.
Deals for investors →
Build
Lots for builders
Buildable lots, each one with what can legally go on it.
Lots for builders →
Sell
Sell to us
A rental with a tenant, a lot, an inherited property. Our offer comes from your rent roll, not from a flip.
Sell to us →Selling land? Sell us your land → No agent commission when you sell to us. We never pool anyone’s money: you own what you buy.
Meet Finance
Need financing? We read the file first.
DSCR, construction and bridge loans on investment property in California. We read the file before you pay for the appraisal.
Hold
DSCR loans
A rental judged on its rent, not your income. We run the ratio before the appraisal.
DSCR loans →
Build
Construction loans
Ground up, 1 to 10 units. We read the city before you buy the land.
Construction loans →
Buy
Bridge loans
Buy before the long loan: a fix and flip, a lot, a rental. We read the scope and the exit.
Bridge loans →Wexmoor Circle LLC · NMLS #2841970 · Equal Housing Opportunity. Business-purpose loans on investment property in California. Information only, not a commitment to lend.
Meet Spaces
Have the property? We design the value that sells.
Designed for resale value at an optimized build cost: every square foot has a job. Spaces is our design program. We plan every room around the people who use it, and give it a second job when it can take one. Here is one house built on it: 5 rooms of 300 sq ft inside, 3 outdoor rooms of 400, 3 bedrooms of 200 and 2.5 baths.
Eight spaces
Five inside at 300 sq ft, three outside at 400. Each one sized for the people who use it, and nothing left over.
Inside · 300 sq ft · for 8Dining
For 8: one table, 3 ft of room behind every chair.
Inside · 300 sq ft · for 8Kitchen and talk
For 8: a 16 ft island, eight stools. One cooks, everyone talks.
Inside · 300 sq ft · for 4Spa: hot, cold and sauna
For 4: a hot tub, a cold plunge and a sauna for 4.
Inside · 300 sq ft · for 2Gym
For 2: a cable machine, a rack and a rower, glass to the view.
Outside · 400 sq ft · one laneBalcony and lap pool
A narrow pool the length of the balcony. Swim, hold the edge, watch downtown.
Outside · 400 sq ft · for 8Outdoor kitchen
For 8: a grill, a counter and a table outside.
Outside · 400 sq ft · for 8Fire lounge
For 8: built-in benches around a fire pit.
Details
Storage is built in, and rooms take a second job.
Inside · 200 sq ftBedrooms
Built-in wardrobes, floor to ceiling. No furniture to buy.
Inside · 200 sq ftKids room
A built-in wardrobe and a play corner by the window.
Every roomDoors to the ceiling
Frameless doors that run floor to ceiling, hidden hinges, no trim.
Second jobMovie night
The room for guests: a screen drops from the ceiling, the sofa seats 8.
Concept design and renders. Every project is designed for its own lot and budget, then engineered and stamped by licensed people.
Built in
Easier to insure. Cheaper to run.
California now makes insurers reward homes built against wildfire. We design those measures in from the first drawing, and the house makes its own power.
Insurance
Built to be insured
- California’s Safer from Wildfires rules make insurers offer discounts for homes built against wildfire.
- We design those measures in from the first drawing: a Class A roof, upgraded windows, ember-resistant details.
- Fire sprinklers inside, as California code requires. Ask your insurer what it takes off; discounts vary.
Energy
Its own power
- Solar on the roof. California requires it on new homes.
- A home battery that can keep the lights and the fridge on when the grid goes down.
- Panel, wiring and battery planned with the house, not added later.
Meet Cargograph
Have the design? We supply it just in time.
Materials arrive by build stage, so your crew never waits. Every idle day on site is another day of interest on the build. Cargograph is built to stop the five things that go wrong on every build.
- 01Don’t waitEach order gets a date set to its build stage, once the supplier confirms it. The crew never stands idle.
- 02Don’t missAI reads every line of your plans, and a person checks it, before anything is ordered.
- 03Don’t overpayYou buy what each stage needs, when it needs it. No surplus in the yard, no rush orders.
- 04Don’t get it in piecesOrders are grouped by stage, so a stage arrives together, not in scattered batches.
- 05Don’t settle for bad qualityEvery product is checked against the code for your lot before it is ordered.
California · September 2026
Three numbers we watch.
Checked every Tuesday. The same figures we run before we read anybody’s file.
Rental · the cost of money
5.19%
The 10-year Treasury. Rental loan rates follow it, not the Fed.
A year ago
4.06%
what money costs before anybody adds a margin
Build · is anyone buying
54
Days to sell a home in California, averaged over a year so the seasons cancel. Two years ago it was 45.
A year ago
52
2 days a year slower
Materials · what you pay
+11.0%
Construction materials over the past year — the wide basket, so a squeeze anywhere in it shows up here.
A year ago
+5.2%
what a builder’s goods bill is doing
About these figures. Three published numbers, printed as issued. Nothing is modelled, nothing is estimated, and none of it is ours. The 10-year Treasury constant maturity yield is from the U.S. Treasury via FRED, 2026-10-14 — over ten years it explains the monthly move in the 30-year mortgage rate more closely than any other published series. Median days on market in California is from Realtor.com via FRED, twelve months to September 2026 — a twelve-month average, because the raw figure swings 23 days across a calendar year: a January reading near 60 is winter, not a market freezing. It is resale, not new build, and it is the demand a spec house is finished into. Materials are the U.S. Bureau of Labor Statistics producer price index, Special Index: Construction Materials, September 2026 — the wide construction basket rather than the residential one, so pressure anywhere in it is visible. It is a goods index: it does not contain wages, fuel or power. National, and a mill price before freight. Nothing here is a rate quote, a commitment to lend, an offer to extend credit, or an approval, and none of it is investment, tax or legal advice. Wexmoor Circle LLC · NMLS #2841970 · Equal Housing Opportunity.
Projects
Built and building.
Built by our general contractor partner, Pacific Prestige Properties, CSLB #1007518. Open any address on the map.
Completed 2024
New single-family house
2846 Fairmount Ave, La Crescenta, CA
Completed 2025
Rebuilt from the foundation up
7304 Summitrose St, Tujunga, CA
Completed 2025
Rebuilt from the foundation up
360 E 42nd Pl, Los Angeles, CA
In progress 2026
ADU
7304 Summitrose St, Tujunga, CA
In progress 2026
ADU
312 N Beachwood Dr, Burbank, CA
In progress 2026
Construction
2811 Olive Ave, Altadena, CA
Permit ready 2026
New house on a sloped lot, our own build
42994 Falls Ave, Big Bear Lake, CA
Meet the team
A small firm. You will talk to us.
Not a queue, not a form. Each clip is the person saying the line on their card, word for word, in our own office.
Appraisal
Irakli Ezugbaia
Managing Member
You pay for the appraisal. Then it decides if your deal still works.
Permits
Sam Zavosh
Construction and Development
I build these myself. So when we read your plans, we already know what the city will say.
Prepayment
Yana Bekher
Mortgage Programs
Most people think the prepayment penalty is fixed. It is not. You choose it before you sign.
Calls can be answered by Julia, our AI phone assistant, who passes your message to a person. Meet the team.
Tell us your budget.
We’ll show you what it builds, line by line.
Wexmoor Circle LLC · NMLS #2841970 · Equal Housing Opportunity. Business-purpose loans on investment property in California. Information only, not a commitment to lend.
