The Modular Development Playbook with Greg Guido & DJ Van Keuren of Evergreen Property Partners

Episode Summary

In this episode of Groundbreakers, we’re joined by Greg Guido and DJ Van Keuren, Co Managing Members of Evergreen Property Partners, for a deep, operator level conversation on development, execution risk, and why modular housing has become the foundation of their strategy.

Greg and DJ break down why traditional multifamily development often fails after the raise, not in underwriting, and how Evergreen flipped the model by controlling construction, timelines, and costs through modular manufacturing. Instead of relying on cap rate compression or optimistic assumptions, they focus on building durable workforce housing with real margins of safety.

This episode is especially relevant for sponsors raising capital today and investors evaluating development risk in an uncertain market.

Key Points Discussed

• Why most development risk lives in execution, not the pro forma
• How Evergreen builds to a 10 cap instead of buying at a 5
• The real advantages and constraints of modular construction
• Why speed, control, and repeatability matter more than upside stories
• How owning the manufacturing process changes investor outcomes
• What LPs are prioritizing when evaluating ground up deals today

Guest Information

• Names: Greg Guido and DJ Van Keuren
• Titles: Co-Managing Members
• Company: Evergreen Property Partners
• LinkedIn: Greg Guido, DJ Van Keuren

Conclusion

Greg and DJ offer a rare inside look at what it takes to scale development responsibly. Their approach reframes modular housing from a niche concept into a powerful tool for risk management, capital efficiency, and long term value creation. Whether you are a GP building ground up deals or an investor assessing construction risk, this episode delivers practical insights you can apply immediately.