The Firehouse Detroit

• Historic Detroit Firehouse. Adaptive reuse of a former firehouse into a community-oriented co-living space.
• Location. Situated on Rosa Parks Blvd within Detroit’s evolving urban landscape.
• 25-Bed Co-Living Concept. Purpose-built for short-term and community-focused stays.
• Emergency Services Heritage. Founded by a retired Detroit Fire Chief, inspired by the building’s firefighting legacy.
• Affordable Luxury. Premium co-living experience that balances affordability with high-quality amenities @ $100 per day.
• Operational Flexibility. Emergency services–connected residents, with ability to broaden based on demand.

In the heart of Detroit, a historic firehouse is being reborn, not just as a building, but as a vibrant short term co-living community. The Fire House Detroit, located at 14003 Rosa Parks Blvd, Detroit MI. 48238 (the “Property”), was purchased on January 17, 1995, by now-retired Detroit Fire Chief Darnell Stewart. Now he is planning to convert the building into a sanctuary for individuals, particularly those connected to emergency services, seeking connection, support, and an affordable, community-centered living experience.

This business plan outlines the strategic vision, market opportunity, financial projections, and operational framework for this venture, demonstrating its potential for both social impact and sustainable financial success.

Darnell Stewart (the “Landlord”) holds 100% ownership of the Property and has formed a Michigan Limited Liability Company, TheFireHouseDetroit LLC (the “Company), to complete the renovations on the Property. The Company has entered into a long-term (50-year) triple-net master lease with the Landlord, which grants the Company exclusive possession, operational control, and defined extension and purchase rights, while preserving ownership with the Landlord. 

About the Project

The Detroit Fire House project is an adaptive reuse and rehabilitation of a historic two-story, 8,000 square foot former firehouse located in Detroit, Michigan. The project is designed as a two-phase development implemented over a two-year period, allowing for phased activation, early operations, and risk-managed capital deployment.

Phase 1 (Year 1) focuses on the rehabilitation and activation of the first-floor space. This phase includes core building improvements and the build-out of a flexible event and gathering space anchored by a full commercial kitchen. Upon completion, the first floor will be operational, generating early programmatic use and revenue while establishing the property as a community-serving destination.

Phase 2 (Year 2) completes the rehabilitation of the second-floor space, which will be activated as a co-living residential component. This phase builds upon the stabilized first-floor operations and introduces co-living space consistent with the building’s scale, layout, and adaptive reuse strategy.

By sequencing development across two phases, the project balances operational activation with long-term value creation, while aligning capital deployment with construction milestones. The Detroit Fire House project leverages adaptive reuse to deliver community-oriented space, flexible programming, and residential activation within an existing neighborhood asset.

About the Program

The vision for The Firehouse Detroit was sparked by retired Detroit Fire Chief Darnell Stewart, who recognized the potential to transform a fading landmark into a beacon of shared living, particularly for those with ties to emergency services, but open to all who value community. Our mixed-use facility will feature 25 individual beds, each providing a comfortable and private sleeping area within a larger shared living environment. Residents will have access to well-appointed common areas, including a communal kitchen, dining space, lounge areas, fitness center and collaborative workspaces. The emphasis is on creating an environment that encourages interaction, mutual support, and a strong sense of belonging, while still respecting individual privacy.

Our core offering revolves around 25 thoughtfully designed beds, each available at a rate of $100 per day. This model, while seemingly straightforward, is underpinned by a deep understanding of the Detroit coliving market and a commitment to fostering a genuine sense of belonging among residents. We project revenue generation optimistically reaching up to $410,000 annually, based on a 40% occupancy rate. Our plan details how we expect to achieve these goals, navigate potential challenges, and ultimately, create a thriving community that honors the building's rich history while embracing a new purpose. The first floor of The Firehouse Detroit functions primarily as a shared amenity space for residents, featuring a 500-square-foot kitchen, one restroom, and a large open apparatus floor designed for daily use, collaboration, and community living. On select days each month, the space will also host AI-focused training sessions, small workshops, and mission-aligned community gatherings. This flexible layout allows the building to prioritize resident experience while generating additional engagement and programming that supports workforce development and neighborhood connection. Additional programming will be operated and run by Ryan Brown and Company.

We are committed to preserving the historical integrity of the building. This means thoughtful restoration of original features, such as brickwork and firehouse doors, alongside the integration of energy-efficient systems and contemporary design elements. Our aim is to create a living space that is not only functional and comfortable but also inspiring, reflecting the resilience and spirit of Detroit itself.

About the Renovations

We’ve already begun rehab with significant structural and systems upgrades completed. The original 350 feet of structural integral gutter system was fully demolished and replaced with new soffit and fascia, followed by the installation of commercial-grade K-style gutters with downspouts. In the roof and attic area, over 3,300 pounds of hazardous guano were removed, the entire space sanitized, and damaged rafters rebuilt. Four dormers have been fully restored with one rebuilt from the ground up. The entire roof structure has been replaced, including new decking and premium-grade shingles. Electrical upgrades are underway with the first of four planned phases complete: the outdated 100-amp system was removed and replaced with a 1,000-amp CT cabinet and a 400-amp service installation. Two 200-amp panels and one 100-amp subpanel were also installed, along with a dedicated transformer provided by DTE Energy, and the entire brick building exterior has been repointed. These improvements lay a solid foundation for the next phase of renovations.

The next phase of renovation work planned for getting the building ready for occupancy includes completing installation of new conduit and wiring on the first floor and basement panels already installed, new plumbing to facilitate the installation of a working restroom and other water usage on these two floors and removal of the boarded windows and replacement with new ones.

The team to date includes:

• Dedicated transformer installed by DTE energy.
• Architectural elevations by Three Squared Inc.
• Lesniak Carpentry
• Luminaire electrical
• Madison maintenance Tuckpoint
• Trejo Construction 
• Arborland Consultants Land surveyors 
• Steri-Clean

Additional contractors to be engaged include James Turner of Turner Restoration. Please also review the aniticpated operating proforma.

Born and raised in Detroit, Darnell Stewart attended Detroit Public Schools and after graduation, set out to pursue a profession to give back to the city. Darnell began his career with the Detroit Fire Department on March 2, 1987, when he was sworn in as a firefighter. Over the next 35 years, he dedicated himself to serving the citizens of Detroit with courage, discipline, and leadership not only as a firefighter but as a landlord and developer purchasing and renovating multiple residential properties within the City of Detroit.

Darnell steadily advanced through the ranks, first earning promotion to Driver Engineer, then taking on greater responsibilities as Sergeant and later Lieutenant. His commitment to training, mentorship, and operational excellence led to his promotion to Captain, where he commanded crews on the frontlines of Detroit’s busiest firehouses.

His career culminated in his role as a Battalion Fire Chief, a position he held until his retirement on March 1, 2022. In this role, Darnell was responsible for overseeing multiple fire companies, coordinating emergency response across districts, and ensuring the safety and efficiency of operations in one of the nation’s toughest fire environments.

With over three decades of experience, Darnell’s career reflects not only personal achievement but also an unwavering dedication to public service and the Detroit community he protected.
 

The total projected development cost is approximately $1,396,000. Planned sources of funds include the $800,000 raised through this offering and directed to the Company, along with $596,000 expected to be supported through grant funding sought by the building owner. Development financing supports both interior and exterior rehabilitation and phased build-out of the property.

Grant sources are expected to include: 

• Michigan Community Revitalization Program (State) will serve as the primary gap financing source, supporting core building rehabilitation. Application is submitted on a rolling basis, with approval anticipated between October and December 2026.
• Motor City Match (City of Detroit) will fund tenant buildout and activation of the commercial space, with quarterly application cycles and awards expected to be issued between October and December 2026.
• Federal & State Historic Preservation Incentives will offset eligible rehabilitation costs. These require pre-approval prior to construction, with review timelines expected between October 2026 and March 2027.

This structure provides a clear and achievable funding path within a 6–9 month predevelopment and approval window, reducing total development cost and limiting investor exposure.

With planned capacity of 25 beds, and rent at $100 per bed per day, we are basing our gross rental income revenue projections on a 40% occupancy rate, which totals around $382,000 in year 3. The first floor commercial space is expected to yield annual rent of approximately $29,000, which brings total gross revenue to around $411,000 in year 3.

Free cash flow, after all expenses and debt service have been paid in year three, but before investors in this offering have been paid, is expected to total around $180,000.

Key operational expenses for a co-living facility typically include:

• Management & staffing: Day-to-day operations, community management, and maintenance.
• Utilities: Electricity, water, gas, internet, and waste management.
• Kitchen staples.
• Maintenance, repairs & cleaning: Ongoing upkeep of the building and modern amenities.
• Marketing: Expenses related to attracting and retaining residents.
• Real estate taxes & insurance: Property taxes and liability insurance.
• Community programming: Events and activities that foster community engagement.

Please review the anticipated operating proforma for further details.
 

The Company will issue a Promissory Note for each investment made. Principal and interest shall be paid on any outstanding principal of each Note at the rate of eight percent (8%) per year and amortized over a 20-year period. The entire amount outstanding under each Note, including all outstanding principal, Regular Interest, shall be due on December 31, 2031 (the “Maturity Date”).

Interest will accrue starting on the closing date of the Offering through the end of the following calendar year, and be added to the principal balance owed, until principal and interest payments (“Payments”) begin on January 1, 2028. Thereafter payments shall be made at the end of each quarter, for the previous quarter. However, if the Company’s Cash Flow (as defined in the Note Indenture) is less than the amount of all payments due, the Company may defer the shortfall until such time as it has sufficient Cash Flow.

See the Amortization Schedule and the anticipated Operating Proforma, for cash flow projections, along with the Promissory Note and the Note Indenture for more detailed and complete terms.
 

Detroit's urban landscape is undergoing a remarkable revitalization, attracting a diverse influx of individuals seeking affordable living, vibrant communities, and new opportunities. This resurgence has created fertile ground for innovative housing solutions Including Detroit's first 3-D printed house and a push by the City of Detroit to reestablish carriage houses and ADU’s.

The co-living market in Detroit, while still nascent compared to larger metropolitan areas, is steadily expanding. Platforms like Coliving.com highlight the increasing availability of shared living spaces, offering a cost-effective alternative to traditional rentals. While specific occupancy rates for dedicated co-living facilities in Detroit are not widely published, data from the broader multifamily housing market in Detroit suggests healthy occupancy levels, often in the range of 93-95%.

Our competitive landscape includes traditional apartment rentals, shared houses, and a handful of existing co-living initiatives. However, The Firehouse Detroit distinguishes itself through several key factors:

Historic Charm. Our meticulously restored firehouse offers a living experience steeped in history and character, in contrast to generic modern developments. We hope this will attract residents seeking a distinctive and inspiring home.

Community-Centric Approach. We are not just renting beds; we are cultivating a genuine community. Our focus on fostering connections, mutual support, and shared experiences is expected to resonate with individuals seeking more than just a place to sleep.

Targeted Outreach. While the possibility of being open to all exists, should the need arise to pivot, our soft targeting of individuals connected to emergency services provides a niche market and a built-in community foundation, leveraging the legacy of the firehouse itself.

Affordable Luxury. At $100 per bed per day, we plan to offer a premium co-living experience that balances affordability with high-quality amenities including: 

• Quality bedding and furnishings
• A laundry room with combo washer/dryers
• Lockers, exercise equipment, work space, televisions, lounge areas and wifi.
• A kitchen with collegiate staples (as all fire stations are run) and a supportive environment. 
• Communal dormitory bunk bed units and private rooms.
• Daily janitorial services for all Community areas.

Detroit’s decline in housing stock, rising rents and home values leave many responders unable to find affordable housing close to hospitals and fire stations with predictable rent as indicated in the City of Detroit Housing Market Study of April 2024. This project aims to fill this gap, with a quiet, respectful environment that supports long shifts and irregular schedules. The co-living model meets these needs by offering private sleeping quarters paired with shared, well-maintained common spaces that reduce costs, foster camaraderie among peers, and create a built-in sense of trust and community, an especially natural fit for those accustomed to working in team-based, high-reliability environments. This isn’t new to first responders—it’s how we have historically lived and worked.

The Company is engaged in a Regulation Crowdfunding (Reg CF) offering (the “Offering”) to raise money to renovate a firehouse and convert it into co-living space. The Company plans to master lease the Property, which is located at 14003 Rosa Parks Blvd, Detroit MI. 48238.

We are trying to raise a maximum of $800,000, but we will move forward with the Project and use investor funds if we are able to raise at least $100,000 (the “Target Amount”). If we have not raised at least the Target Amount by 11:59 PM EST on September 30, 2026 (the “Target Date”), we will terminate the Offering and return 100% of their money to anyone who has subscribed.

The minimum you can invest in the Offering is $2,000. Investments above $2,000 may be made in $500 increments (e.g., $2,500 or $3,000, but not $2,136). An investor may cancel his or her commitment up until 11:59 PM EST on September 28, 2026 (i.e., two days before the Target Date). If we have raised at least the Target Amount, we might decide to accept the funds and admit investors to the Company before the Target Date; in that case we will notify you and give you the right to cancel.

After we accept the funds and admit investors to the Company, whether on the Target Date or before, we will continue the Offering until we have raised the maximum amount.

Investments under Reg CF are offered by NSSC Funding Portal, LLC, a licensed funding portal.  This offering is has been filed with the SEC.

A crowdfunding investment involves risk. You should not invest any funds in this offering unless you can afford to lose your entire investment. 

In making an investment decision, investors must rely on their own examination of the issuer and the terms of the offering, including the merits and risks involved. These securities have not been recommended or approved by any federal or state securities commission or regulatory authority. Furthermore, these authorities have not passed upon the accuracy or adequacy of this document.

The U.S. Securities and Exchange Commission does not pass upon the merits of any securities offered or the terms of the offering, nor does it pass upon the accuracy or completeness of any offering document or literature.

These securities are offered under an exemption from registration; however, the U.S. Securities and Exchange Commission has not made an independent determination that these securities are exempt from registration.

There are numerous risks to consider when making an investment such as this one and financial projections are just that - projections. Returns are not guaranteed. Conditions that may affect your investment include unforeseen construction costs, changes in market conditions, and potential disasters that are not covered by insurance. Please review our Risks of Investing document for a more expansive list of potential risks associated with an investment in this Company.

Unless otherwise noted, the images on the offering page are used to convey the personality of the neighborhood in which the project is planned. Properties shown in these images are not included in the offering and Investors will not receive an interest in any of them.