We are a private real estate investment management company that develops and repositions urban properties that enhance the lives of our residents and enrich the communities in which they’re located.

Our approach analyzes each deal from the customer, operator and investor perspective.
Our name is a tribute to the concept of the beacon, which sheds light on the landscape and serves as a guide that illuminates the path forward. A rose curve exemplifies Aristotle’s statement that the whole is greater than the sum of its parts.








Unique access and broad network to source
and evaluate deals


Niche strategies with attractive risk/return profiles that elevate communities and protect the environment


Rigorous and methodical analytics to evaluate investment opportunities and manage risk


Investment strategy



Beacon Rose Partners is committed to the development and preservation of affordable rental housing. We provide equity capital that helps to create and maintain high quality affordable rental apartments for low-income households. We know that affordable housing serves as an important part of our social fabric and an integral component for both economic development and individual household empowerment.

  • Rising Cost Burden Accelerating disparity between housing costs and household incomes.
  • Dwindling Supply of Affordable Housing Aging affordable housing inventory susceptible to deterioration and demolition.
  • Low Correlation to Broader U.S. Economy Generates above-market occupancy rates and stable revenues throughout the various market cycles.
  • Strong Financial Fundamentals Generates strong property-level cash-on-cash yields and debt coverage ratios.
  • High Barriers to Entry Specialized property management services and deep program expertise required to comply with federal and state regulatory requirements.



Small Lot homes are a “smart growth in-fill development solution” that provide an alternative housing option to traditional single-family homes, multifamily apartments and condominium projects. Small Lot homes are fee-simple detached townhomes that allow homeowners to own both the land and structure, making them more attractive to first-time buyers. They are built in line with a neighborhood’s character and surrounding buildings while promoting better land usage – they’re compact, sustainable and modern.

  • Broad Applicability Across Urban Centers Major cities facing similar challenges of insufficient “naturally affordable” housing supply vis-à-vis growing urban populations.
  • Rising Rents Affluent renters are reconsidering homeownership in light of escalating rents and low interest rates.
  • Shifting Demographics Homebuyers are searching for convenience and desire proximity to central business districts, where they can “Work, Live, and Play.”
  • Functionally Obsolete Homes Vast majority of single family homes were built prior to 1960 and designed to meet the needs of an older generation. Homes were often single-story and designed with large yards.


Industry Viewpoints

Housing affordability and urban revitalization are complex problems without simple solutions.
The links below provide thought-leadership on these evolving issues.


Joint Center for Housing Studies at Harvard University

AMERICA’S RENTAL HOUSING: Expanding Options for Diverse and Growing Demand (December 2015)

National Low Income Housing Coalition

Out of Reach 2016


Department of City Planning City of Los Angeles

Small Lot Code Amendment and Policy Update



James G. Freeman | Principal

James Freeman, Co-Founder and a Principal of Beacon Rose Partners, has been active in the real estate industry for more than 12 years. As a Principal and head of the firm’s affordable housing platform, James is responsible for setting the strategic direction, establishing and maintaining relationships with its operating partners and ensuring successful investment execution. Prior to Beacon Rose Partners, James was Senior Managing Partner at Evolution Real Estate Partners (EREP) and a member of the firm’s Board of Directors and Investment Committee. James was responsible for all facets of executive management including the development of EREP’s vision and strategy as well as the execution of this strategy to obtain the firm’s goals and objectives and that of its investors. Prior to EREP, James acted as Managing Director of Evolution Capital Management (EVO), an investment advisory firm which historically managed a $1 billion+ balance sheet. Prior to EVO, James held the position of Vice President, Business Development for Wyndham Hotel Group, one of the largest hotel companies in the world. James graduated with a B.A. from Princeton University, and attended New York University’s Schack Institute of Real Estate.

Edgar P. Baek | Principal

Edgar Baek is Co-Founder and a Principal of Beacon Rose Partners. He is responsible for the overall management of the platform, manager search/due diligence, relationship management and strategic alignment. As a Principal and head of the firm’s Small Lot Development platform, he is actively involved in the sourcing of new investment opportunities and establishing and maintaining relationships with its operating partners. Edgar has 17 years of management consulting experience at top-tier consulting firms and an extensive cross-financial services background spanning institutional asset management, wealth management, retail brokerage, private banking and retail banking. Throughout his professional career, Edgar has helped his clients to develop financial products, assess their operational readiness, evaluate their IT infrastructures and devise business strategies. Prior to Beacon Rose Partners, Edgar was a Principal in Booz & Company’s Financial Services practice. During his tenure at Booz, he was responsible for delivering domestic and international business strategy, enterprise transformation, product development and IT strategy projects. Before Booz, Edgar was a Managing Principal at Capco. During his 10 years at Capco, he helped develop the firm’s west coast Investment Management practice. Edgar began his career as a Consultant in Coopers & Lybrand’s Financial Services Strategy practice and later worked for the merged firm PwC. He earned his B.A in Economics and minor in Spanish literature from Hobart College; and has completed real estate continuing education at UCLA. Edgar speaks Spanish, Portuguese and Korean.

Lawrence P. Bancroft | Principal

Lawrence Bancroft is Co-Founder and a Principal of Beacon Rose Partners and is currently President and CEO of Bivium Capital Partners. At Bivium, Lawrence is responsible for the overall direction of the firm, driving new business development and developing innovative service offerings. Lawrence has 18 years of investment experience. His responsibilities also include client servicing, product development, portfolio construction, and manager search and due diligence. Prior to founding Bivium, Lawrence was employed at Goldman, Sachs & Co. in New York in the Investment Management Division. He was one of the first members of Goldman Sachs’ external manager selection team and was involved in all aspects of the development of the group’s fund of funds business. Lawrence worked on a number of the firm’s outsourced CIO client portfolios. Lawrence also spent a portion of his time evaluating minority owned investment companies as part of the firms’ Urban Investment Group for allocation of Goldman Sachs & Co. capital. Lawrence currently serves on the Board of Big Brothers Big Sisters of the North Bay where he is Treasurer and member of the Governance, Finance, and Investment committees. Lawrence attended Cornell University where he received his B.S. from the School of Industrial and Labor Relations, and his M.P.A. from Cornell University School of Public Affairs.



Contact Us

Beacon Rose Partners, LLC

601 California St., Suite 200 • San Francisco, CA 94108


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