California · Gateway + Equivada
Starter Homes
through SB 1123
Gateway co-founded Equivada and owns 50% of the company. Our co-founding partner is Housing Group Fund LLC — since 2001, Housing Group Fund has acquired, renovated, managed, and sold more than 1,000 distressed residential assets. Together we develop for-sale starter homes across California using the Starter Home Act’s streamlined approval pathway.
What is SB 1123?
California Senate Bill 1123 establishes a streamlined, ministerial approval process for qualifying residential infill development projects. By removing discretionary review requirements for projects that meet objective design and affordability standards, the law dramatically compresses entitlement timelines — from the years typically required under traditional zoning review to a matter of months.
SB 1123 enables local governments to approve qualifying projects without subjective judgment calls, creating a predictable, by-right path for developers committed to building starter homes in established neighborhoods. For investors and homebuyers alike, this reduces project risk and accelerates delivery of quality housing in markets where it is urgently needed.
⚡
Ministerial Approval
Qualifying projects receive administrative approval without discretionary review, dramatically compressing entitlement timelines for by-right residential infill.
🎯
Objective Standards
Projects must meet defined objective design and site criteria — creating predictability for developers, municipalities, investors, and end-buyers.
🏠
Infill Focus
The law targets underutilized infill sites in existing neighborhoods, creating new housing without sprawl while leveraging established infrastructure.
Active Portfolio
SB 1123 Projects
Four active and pipeline projects delivering starter homes across Northern California.
Aerial — Existing Property
✓ Funded & Active
SB 1123 Fit Test — 8 New Homes
Napa, California
1705 Silverado Trail
Equivada’s first deal — and we are breaking ground. The existing house was sold for $750,000, reducing the land basis to just $20,000 per unit before a single new home was built. 4 detached starter homes + 4 attached townhomes, all entitled ministerially under SB 1123. As our first deal entitlements took 7 months; every lesson learned accelerates the deals that follow.
Active Raise
Santa Barbara, California
Yanonali Villas
Nine starter homes across three contiguous parcels on Santa Barbara’s East Side. Six new 3-story homes built ministerially via SB 1123, with three existing residences remaining on site.
13
Silicon Valley — 13 Starter Homes
San Jose, California
Piedmont Villas
Thirteen starter homes in the heart of Silicon Valley, entitled ministerially under SB 1123.
7
Clayton, CA — 7 Starter Homes
Clayton, California
Center Street Villas
Seven starter homes in the Contra Costa County community of Clayton. Details forthcoming — investor access details coming soon.
Urban Infill · Sacramento Region
Multifamily
Development
Gateway specializes in complex urban infill multifamily projects across Sacramento’s core — leveraging off-market acquisition, multi-parcel assembly, and deep entitlement expertise.
Active Pipeline
Featured Projects
Featured · Davis, CA
1616 Da Vinci Court · Davis, California
“Leonardo” at Da Vinci Court
Gateway Development Company, in partnership with Urban Capital LLC, is entitling 368 units on a two-acre infill site in Davis — one of California’s most supply-constrained university markets. Located within a half mile of UC Davis with grade-separated bicycle access to campus, this project targets the premier student and faculty housing submarket in the Sacramento MSA.
Two additional out-parcels located within 100 yards were assembled to provide 99 off-site parking stalls. The project further leverages underutilized UCD parking lots to the west and north. A recent rezoning has established a clear ministerial path of approval and a clean Phase 1 environmental status.
Entitled · Midtown Sacramento
2100 Q Street · Midtown Sacramento
The Gateway at Q
Gateway Development Company purchased a premier half-block in Midtown Sacramento for $4,700,000 in November 2022. GDC subsequently received entitlements for a 248-unit multifamily project on the site — an exceptional outcome in one of Sacramento’s most sought-after neighborhoods.
Sacramento has emerged as a top national migration destination, and the Midtown core is severely supply-constrained. This location is two blocks from the Ice Blocks on R Street, within reach of a new San Jose rail connection at 19th and R, and within easy walking distance of Channel 24, a premier live concert venue.
Homekey+ · Rio Linda Blvd · Sacramento
Permanent Supportive
Housing
Gateway is partnering with Urban Capital and the City of Sacramento to develop 100 units of modular permanent supportive housing at $210,000 per unit — applying for $30M in Homekey+ funding.
The Cost Advantage
Delivering PSH at a Fraction
of the Traditional Cost
Traditional Hotel Conversion
$550K
Per Unit — Typical Prior Homekey Cost
Gateway / BOSS Modular
$210K
Per Unit — Rio Linda Project
By deploying BOSS (Built On Site Systems) modular construction, Gateway is able to deliver high-quality permanent supportive housing at roughly one-third of the cost of the hotel-conversion model that defined prior Homekey rounds — allowing Homekey+ dollars to house far more Californians.
Rio Linda Blvd · Sacramento, CA
100
Permanent Supportive Units
Project Overview
Rio Linda Blvd
PSH Community
Gateway Development Company is partnering with Urban Capital and the City of Sacramento to develop 100 units of permanent supportive housing on Rio Linda Boulevard. The project will be developed under California’s Homekey+ program to serve veterans and individuals experiencing homelessness with behavioral health challenges.
The community includes onsite supportive services, counseling spaces, laundry facilities, a dog park, garden, and gathering areas — meeting all Homekey+ supportive services requirements and designed for dignified, community-oriented living.
Capital Award (Homekey+)
$20M
Urban Capital LLC
City of Sacramento
BOSS Modular
Site Plan
Rio Linda Blvd — Site Concept
Site plan concept by Studio 81 International · April 2025 · Scale 1/16″ = 1′-0″
Construction Technology
BOSS Modular
Building System
Built On Site Systems (BOSS) combines factory-manufactured building components with the best of on-site construction — delivering high-quality housing faster and at significantly lower cost than traditional methods.
For the Rio Linda project, Gateway is deploying BOSS modular units site-assembled into a thoughtfully designed community with full amenity programming. Each home is built to California building code with quality finishes and efficient layouts designed for comfortable, dignified living.
Manufacturer
BOSS / BOS Systems
Funding Program
About Homekey+
$2.1B
Total Homekey+ funding available statewide through the 2024 NOFA, funded by Proposition 1 bond proceeds and HHAP supplemental funds — accepting applications on a rolling, over-the-counter basis.
$1.03B
Dedicated to veteran-serving projects under the March 2026 NOFA amendment — a priority category directly aligned with the Rio Linda project’s target population.
$300K
Maximum Homekey+ capital award per door, with a $200K baseline per assisted unit requiring no capital match. Our $210K/unit cost positions this project exceptionally well in scoring.
Homekey+ funds permanent supportive housing for Californians experiencing homelessness with behavioral health challenges. The March 2026 NOFA amendment prioritizes veteran-serving projects — a category directly aligned with the Rio Linda project’s target population and our collaborative application with the City of Sacramento.
Inquire About This Project →
Sacramento, California · Est. 2019
About
Gateway
Founded by a team with deep roots in Sacramento real estate, economics, and public policy — united by a shared mission to address California’s housing crisis through innovative development.
Our Story
Urban Infill Specialists
Welcome to Gateway Development Company, a real estate development firm with a purpose: to work on innovative projects focusing on specialized entitlements and neighborhood-driven developments. Our unique experience gives you the advantage to tackle challenging and complicated projects.
Our firm brings an out-of-the-box perspective to real estate development. Whether you’re looking to redevelop an existing property, acquire a new opportunity, or need help getting a property entitled, our team will combine our experience, work-ethic, and passion to help you achieve your goal.
Gateway was founded from a diverse group of individuals with backgrounds in real estate, economics, statistics, and politics. Our goal is to help address California’s housing crisis through innovative building types and effective engagement at the local level.
The People
Meet the Team
A diverse team with backgrounds spanning real estate, economics, policy, and capital markets — united by a commitment to housing innovation in California.
Daniel Parrella
Co-Founder & CEO
Daniel grew up in Davis and began his career in real estate in the Sacramento region before transitioning to urban infill. He specializes in multifamily and mixed-use projects in core areas, focusing on underutilized properties with challenging entitlement issues. Daniel has syndicated deals with investors for distressed assets across Northern and Central California.
Wesley Sagewalker
Co-Founder
Wesley studied Classics at Harvard University and Dalhousie University before completing a Masters of Economics at the University of Mannheim. He is passionate about applying economic insights and data analytics to solve California’s most pressing housing problems, and is an avid tennis player, outdoor enthusiast, and lover of literature.
Andrew Truman Kim
Partner
Andrew has over 10 years of commercial real estate experience and co-owns/manages over $17 million in assets. He previously served as a senior U.S. congressional staffer and campaign manager specializing in economic development. Andrew is a Certified Project Manager from Stanford University and a proud UC Davis alumnus.
Michael Miller
Partner
Michael brings experience spanning residential services, distressed assets, commercial leasing, and mortgage brokerage — combined with political experience as a CA Senate staffer and field director. He is passionate about addressing California’s housing crisis through sustainable local solutions. A UC Davis and London School of Economics alumnus.
