Open to All Investors · Reg CF

Experience-
Driven
Charging™

19 Tesla V4 Superchargers at the I-405, I-5, and SR-118 in Los Angeles. Robot barista. Hot food. High-end restrooms. Real equity. This is the infrastructure replacing gas stations. And you can own it.

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19
Tesla V4 Stalls
6
Revenue Streams
Q1 '27
Target Launch
Round 1 Raise Reg CF — Closed · 3,436 investors
Total Raised Round 1
$2.05M

This Reg CF offering is made available through PicMii Crowdfunding, LLC (d/b/a Highlander Crowdfunding). This investment is speculative, illiquid, and involves a high degree of risk, including the possible loss of your entire investment.

Invest in EVII
Mission Hills, Inc. Round 2
Total Invested:Awaiting Data
Security type: Common Stock
$2.85/share $300 min. investment Min. raise $10k Max. raise $[X]M
View Form C View All Filings
The Opportunity

Own What No Stock Can Give You

You can own Tesla stock. You cannot own a piece of one of their top Supercharger locations and earn from the location's performance. Until now.

EVII Mission Hills, Inc. is a California corporation that will own and operate a Tesla destination charging hub at the convergence of the I-405, I-5, and SR-118 in Los Angeles. This offering is open to everyone. No accreditation required.

Investors receive potential semiannual distributions from operating profits, based on the performance of the location and not guaranteed. This is a new category in real estate. We are creating it.

EVII Mission Hills aerial view at the I-405 corridor
The Problem

Charging Sucks Right Now

  • Sketchy parking lots, no lighting
  • No food, no restrooms, no safety
  • 20-40 minutes with nowhere to be
  • Infrastructure not keeping up
The Solution

A Real Destination

  • 19 Tesla V4 stalls, 4,000A LADWP
  • Robot barista, 35+ drinks
  • Shawarma, tacos, salads
  • High-end washrooms, skylight finishes
  • Full-service commissary
  • Volt.ai AI security, CatStrap protection
  • Iconic canopy — visible from the freeway
Social Proof

3,436 Investors Didn't
Wait. Neither Should You.

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Revenue Model

Six Ways This Asset
Earns.

Most charging sites make money one way. Mission Hills is designed to generate revenue six ways, all running simultaneously from a single address.

Tesla Superchargers, amenity building, and Nourishment Zone food trailer
01 /
EV Charging Fees
Per-session fees from 19 Tesla V4 Supercharger stalls serving 600,000+ daily corridor vehicles. Year 1 projected: $3,029,208.*
02 /
LCFS Carbon Credits
California Low Carbon Fuel Standard credits generate significant additional income per kWh delivered, managed through STX Group. Projected Year 1: $663,408.*
03 /
Food & Beverage
Food trailer: shawarma, tacos, salads. High-margin spend during the natural 15-40 minute dwell window. Projected Year 1: $1,580,625.*
04 /
Robo-Barista
Robot barista with 35+ drinks. Automated, high-margin, zero staffing. Projected Year 1: $489,334.*
05 /
Smart Vending
Smart vending machines stocked with drinks, snacks, and road essentials. 24/7, no staffing required. Projected Year 1: $126,217.*
06 /
App & Ecosystem
KioCafe VPOS loyalty platform. Tap-to-pay, mobile order-ahead, rewards. Every transaction builds the next visit. Projected Year 1: $9,709.*
Projected Year 1 Revenue Breakdown — Hover to Explore
EV Charging
$3.03M
Food & Beverage
$1.58M
LCFS Credits
$663K
Robo-Barista
$489K
Smart Vending
$126K
App / Digital
$10K

*All revenue projections are forward-looking estimates based on the EVII Mission Hills Master Financial Model. Actual results may vary materially. These figures assume base case operating conditions and are not guaranteed. Review the complete Form C filing on SEC EDGAR before investing.

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Investor Returns

The Numbers.
From the Model.

Round 2 is currently open at $2.85 per share through PicMii Crowdfunding, LLC (d/b/a Highlander Crowdfunding), a FINRA/SEC registered funding portal. SEC-filed under Regulation CF. Full disclosures, risk factors, and financial statements are available in our Form C filing on SEC EDGAR.

Round 1 Share Price
$1.86
Reg CF — Closed · 3,436 investors
+53%
Round 2 Share Price
$2.85
Reg CF — Open Now · SEC-Filed
Total Raised Round 1
$2.05M
From 3,436 investors · 100% social media
How We Built These Numbers

We did not work backward from a target return. These projections are built from three sources: utilization data shared directly with us by Tesla corporate, EV adoption modeling from Stable Auto, and traffic analysis of the 577,000+ daily vehicle movements at the 405/5/118 interchange. We modeled conservative, base, and upside scenarios. What you see below is what the math produced.

The base case assumes 14 charging sessions per stall per day at $0.60/kWh. The Tesla Diner in Hollywood — 80 stalls, hot food, drinks, restrooms, and media — averages 28 sessions per stall per day. Our upside case assumes 20 sessions, which is still below what the Tesla Diner delivers. Mission Hills has one structural advantage they do not have: we sit at the foot of the 405, flanked by the 118 and I-5, in the San Fernando Valley — the highest EV-adopting residential corridor in Los Angeles. All assumptions are disclosed in full in our Form C, filed with the SEC.

Tesla corporate utilization data Stable Auto EV adoption modeling 577K+ daily vehicles at interchange Conservative, base, and upside scenarios Full assumptions in SEC Form C filing

*All projections are forward-looking estimates based on the EVII Mission Hills Master Financial Model. The Tesla Diner Hollywood (80 stalls) averages 28 sessions per stall per day. Our base case assumes 14 sessions per stall per day; actual results may vary materially. Investing in private placements involves a high degree of risk including the potential loss of the entire investment. Past performance is not indicative of future results. Review the complete Form C filing on SEC EDGAR before investing. Consult your legal, tax, and financial advisors.

Projected IRR — Base Case
29.8%
10-year horizon · 14 sessions/stall/day
Payback Period — Base Case
4
Years · 14 sessions/stall/day
Cash-on-Cash Multiple — Base Case
3.72x
Projected over 10 years · base case
10-Year Cumulative to 30% Investor
$6.7M
Projected cumulative distributions — base case
Why Distributions Change Everything

Most Equity Crowdfunding Pays You Nothing Until an Exit.
Potential Distributions. Twice a Year. Not Guaranteed.

EVII Mission Hills, Inc. intends to distribute profits to shareholders semiannually if and when the location generates distributable profits — this is not guaranteed. Six revenue streams running simultaneously means the asset earns from multiple directions every single day.

$421K
Projected Year 1 distribution to 30% investor
2x/yr target
Subject to location performance, not guaranteed
$1.03M
Projected Year 1 net income
$5.90M
Projected annual gross revenue
Projected Year 1 Revenue by Stream
EV Charging$3,029,208
Food & Beverage$1,580,625
LCFS Carbon Credits$663,408
Robo-Barista$489,334
Smart Vending$126,217
App / Digital Ecosystem$9,709
Projected Total Year 1 Gross Revenue$5,898,500
Conservative
2.4%
IRR
8 sessions/stall/day · $0.55/kWh
1.15x multiple · 9yr payback. Slower ramp, lower utilization.
Base Case
29.8%
IRR
14 sessions/stall/day · $0.60/kWh
3.72x multiple · 4yr payback. The Tesla Diner Hollywood averages 28 sessions/stall/day across 80 stalls.
Upside
64.0%
IRR
20 sessions/stall/day · $0.68/kWh
8.68x multiple · 2yr payback. Full utilization, all revenue streams firing.
SEC-Filed Offering

This offering is SEC-filed under Regulation CF. Full disclosures, risk factors, and financial statements are available in our Form C filing on SEC EDGAR.

All Assumptions Disclosed

Projections are based on session count assumptions, not revenue guarantees. The Form C includes full financial statements, risk factors, and the complete assumptions behind every number on this page.

*All projections are forward-looking estimates based on the EVII Mission Hills Master Financial Model. The Tesla Diner Hollywood (80 stalls) averages 28 sessions per stall per day. Our base case assumes 14 sessions per stall per day; actual results may vary materially. Investing in private placements involves a high degree of risk including the potential loss of the entire investment. Past performance is not indicative of future results. Review the complete Form C filing on SEC EDGAR before investing. Consult your legal, tax, and financial advisors.

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Investment Details

The Terms.

Security TypeClass B Non-Voting Common Stock
IssuerEVII Mission Hills, Inc. (CA Corp)
OfferingReg CF — Open to All Investors
Share Price$2.85/share
Minimum Investment$300
DistributionsPotential Distributions from Operating Profits — Based on Location Performance, Not Guaranteed
Capital Stack$10.75M ($4.75M C-PACE + $6M Equity)
Target OperationsQ1 2027
PlatformPicMii Crowdfunding, LLC (d/b/a Highlander Crowdfunding) — FINRA/SEC Registered Funding Portal
Raise Target$10,000 minimum target · $3,500,000 maximum · Offering deadline April 30, 2026. The minimum individual purchase is $300. If the minimum target is not reached by the deadline, all investment commitments will be cancelled and committed funds will be returned in full.
Offering DeadlineApril 30, 2026
SEC FilingView all filings on SEC EDGAR
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Our Vision

Mission Hills Is Hub #1.
The Platform Scales.

EV Initiative is building a network of destination charging hubs — each one a landmark, each one its own investment. Three tiers. One brand. A growing advertising network that compounds in value as every new location comes online.

Mission Hills Hub at Night

Los Angeles needs more charging infrastructure. We build destinations people choose to come back to — not just out of utility. This offering is for Mission Hills specifically. Investors in this raise own equity in EVII Mission Hills, Inc. — this address only, not any future location.

Next in the pipeline: Woodland Hills, Marina Del Rey, Orange County. Long-term: national. Each new location will be its own separate offering.

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Market Opportunity

The Biggest EV
Market in America.
Underserved.California and USA flags

1 in 4
Cars Sold in CA Already Electric¹
600K+
Vehicles/Day on the Corridor²
2M+
Residents Within 10 Miles³
#1
Los Angeles EV Adoption Nationally⁴

1 in 4 cars sold in California is already electric — driven by real consumer demand. The San Fernando Valley leads the region. And it has almost no destination-quality charging infrastructure to show for it.

In the 20th century, the gas station corner lot built generational wealth. That transition is happening again, right now. The investors who move early will own the corners.

This window is open. It will not stay open long.

EVII Mission Hills Trade Map
1 California Energy Commission, Q4 2024 ZEV Sales Report  ·  2 Caltrans Traffic Census Program  ·  3 U.S. Census Bureau, Los Angeles County  ·  4 Alternative Fuels Data Center, AFDC
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Why Invest

Four Reasons.
No Fluff.

01 /
Own What No Stock Can Give You
Tesla stock gives you exposure to everything they do. EV Initiative gives you direct equity in one high-performance charging destination and potential semiannual distributions from its operating profits, if and when profits allow. That deal exists nowhere else.
02 /
A New Real Estate Category — We're First
Gas stations built fortunes on highway corners in the 20th century. EV charging destinations are doing it in the 21st. We are creating the category: Real Estate + Experience-Driven Charging™. Mission Hills is the flagship.
03 /
The Location Cannot Be Replicated
Direct I-405 access at the convergence of three major freeways. 600,000 vehicles daily. Built into Tesla's global navigation — drivers are routed here automatically. There is no land left like this in the San Fernando Valley.
04 /
Six Revenue Streams, One Asset
Charging fees. LCFS carbon credits. Food and beverage. Vending. Digital advertising. Audio advertising. All running simultaneously from a single address during every 15-to-40-minute session.
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Destination Ecosystem

Designed to Maximize
Revenue Per Session.

A 20-40 minute charging session is a predictable, captive window. Mission Hills is engineered to monetize every minute of it.

EVII Mission Hills hub with iconic canopy
⚡ Tesla Infrastructure
19 V4 Superchargers
  • ✓NACS and CCS — both standards, 2 ADA stalls
  • ✓Built into Tesla navigation and routing
  • ✓4,000A LADWP service — full power
  • ✓Predictable dwell time aligned with on-site spending
☕ Hydration Zone
Robot Barista
  • ✓KioCafe 3.5E — 35+ drinks, capped and presented
  • ✓Tap-to-pay and mobile order-ahead
  • ✓Smart vending: water, energy drinks, snacks
  • ✓Converts dwell time into impulse purchases
🌮 Nourishment Zone
Hot Food Trailer
  • ✓18-22 ft shore-powered food trailer
  • ✓Tacos, shawarma, salads — real food
  • ✓Generator-free, quiet operation
  • ✓Full-service commissary on-site
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Driver Experience Infrastructure

Designed for Repeat Visits.
Not Just Utility.

Drivers choose charging locations based on safety, cleanliness, and what else they can do while they wait. Mission Hills wins on every dimension.

Destination Experience
  • ✓Robotic barista, food service, and retail ecosystem
  • ✓On-site staff for cleanliness and operations
  • ✓Serves EV drivers, office workers, and the community
Premium Washrooms
  • ✓Architecturally designed with skylight and high-end finishes
  • ✓Maintained continuously by on-site staff
  • ✓Clean washrooms drive repeat visits
Safe + Illuminated
  • ✓Iconic branded canopy with full LED illumination
  • ✓18 Volt.ai AI-monitored cameras, 24/7
  • ✓CatStrap cable protectors with blue-dye anti-vandal burst
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Digital Infrastructure

The Starbucks Rewards
Model. For EV Charging.

Starbucks Rewards is one of the most profitable loyalty programs in history. It doesn't just bring people back — it gets them to preload money, order ahead, and spend more per visit. Mission Hills runs the same playbook. The EV Initiative loyalty and rewards platform is planned to launch alongside the opening of EVII Mission Hills.

EV Initiative Rewards App
Why Starbucks Rewards Works

Starbucks Rewards has over 34 million active members. Members visit 3x more often than non-members and spend 2x more per visit. The preloaded wallet alone holds billions of dollars in float — money customers have already committed to spending before they even walk in the door.

The secret isn't the coffee. It's the habit loop: earn points, get rewarded, come back, earn more. Each cycle deepens the relationship and increases the lifetime value of every customer.

☕
Starbucks: Coffee + Rewards
You come for the coffee. You stay for the points. You come back for the free drink.
⚡
Mission Hills: Charging + Rewards
You come to charge. You buy a coffee and a shawarma. You earn points. You come back — and you bring your wallet.
The EV Initiative Loyalty Engine

Powered by the KioCafe VPOS platform. Every transaction — coffee, tacos, vending — feeds a loyalty flywheel that turns one-time visitors into regulars.

01
Preloaded Wallet
Customers load money in advance — just like Starbucks. That committed spend is revenue before they even arrive.
02
Order Ahead
Order your coffee and food before you arrive. Your robot barista drink is waiting when you plug in.
03
Points and Rewards
Every purchase earns points. Free drinks, discounts, and perks bring drivers back — and keep competitors out.
04
Data Flywheel
Every transaction builds a customer profile. Personalized offers increase spend per visit over time — automatically.

Starbucks made loyalty a profit center. We built the same system into a place EV drivers have to come anyway. That's the edge.

3x
More frequent visits from loyalty members (Starbucks benchmark)
2x
Higher spend per visit vs non-members
15-40
Minutes of captive dwell time every session
6
Revenue streams all fed by one loyalty system
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Business Model

One Site. One Corporation.
One Cap Table.

EVII Mission Hills construction progress January 2025
⚡
Direct Equity
Shares in EVII Mission Hills, Inc. — the specific California corporation that owns and operates this site. Your return is tied directly to this asset's performance.
💰
Potential Distributions
Distributions are not guaranteed but are derived from operating profits, paid twice a year based on location performance. Every car that plugs in triggers multiple revenue events simultaneously across six streams.
📡
Network Effect
As the platform grows, the EV Initiative Advertising Network expands. More sites mean higher ad rates and more value for every investor in every hub.

Built to own. Not to flip. Six revenue streams from day one. Every car that plugs in triggers multiple revenue events.

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About Us

We Build Destinations,
Not Just Chargers.

EV Initiative is the company creating Real Estate + Experience-Driven Charging™ — premium, freeway-accessible EV charging destinations that combine Tesla Supercharger infrastructure with on-site experiences that earn repeat visits and generate revenue six ways.

Every location is its own corporate entity with its own cap table. Investors in EVII Mission Hills, Inc. own this site specifically. Not a fund. Not a REIT. Direct equity. Potential distributions based on location performance. One address.

Mission Hills is our flagship. Permits in weeks. Groundbreaking June 2026. Revenue begins Q1 2027.

EVII Mission Hills entrance render at night
Traction & Milestones

We Are Not Starting From Zero.

$2.05M
Raised in Round 13,436 investors · zero brokers
5,100+
Community Membersat evinitiative.network
$4.75M
C-PACE SecuredConstruction financing · retired within 24 months
4,000A
LADWP CommittedTesla agreement in place
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The Team

The People
Building This.

Aaron Zeraldo
Aaron Zeraldo
Chief Executive Officer, EV Initiative
Co-founder and CEO of EVI Infrastructure, Inc. Led the most successful EV charging crowdfunding campaign in history — $2.05M from 3,436 investors via Meta and TikTok alone. Drives business development, investor relations, and the national expansion of the EV Initiative platform.
LinkedIn
Warren Navarro
Warren Navarro
Chief Operating Officer, EV Initiative
COO of EV Initiative. Manages all development operations for EVII Mission Hills — GC procurement, capital stack, permitting, Tesla integration, and project timeline from groundbreaking through launch. Works directly with Coffman Engineers, LADWP, and the City of Los Angeles.
LinkedIn
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Questions & Answers

Investor FAQ

Everything you need to know before investing in EVII Mission Hills.

Investment Process
How do I invest?
Click any "Invest Now" button on this page. You'll be directed to our offering on PicMii Crowdfunding, LLC (d/b/a Highlander Crowdfunding), a FINRA/SEC-registered funding portal. The process takes about 5 minutes — you'll create an account, verify your identity, and complete your investment.
What is the minimum investment?
The minimum investment is $300, which gets you 105 shares of Class B Non-Voting Common Stock at $2.85 per share.
Who can invest?
Anyone 18 or older can invest. This is a Regulation Crowdfunding (Reg CF) offering — open to both accredited and non-accredited investors. There are annual investment limits based on your income and net worth, as required by the SEC.
When does the offering close?
The offering deadline is April 30, 2026. However, the offering may close early if the maximum raise of $3,500,000 is reached before that date.
Can I cancel my investment?
Yes. Under Reg CF rules, you can cancel your investment for any reason up to 48 hours before the offering deadline. After that window, cancellations are only permitted if there is a material change to the offering.
The Offering
What am I actually buying?
You're purchasing Class B Non-Voting Common Stock in EVII Mission Hills, Inc., a California corporation. This gives you direct equity ownership in the project — including rights to potential semiannual distributions from operating profits, based on the performance of the location and not guaranteed.
What is the capital structure?
Total project cost is $5,725,760. The capital stack is $10.75M: $4.75M in C-PACE construction financing and $6M in equity. The C-PACE is drawn at construction and retired within 24 months of opening using equity reserves (estimated payoff $4,940,000 including 4% prepayment penalty), eliminating $441,000/year in debt service permanently.
Is this SEC-filed?
Yes. This offering is conducted under Regulation Crowdfunding (Reg CF) through PicMii Crowdfunding, LLC (d/b/a Highlander Crowdfunding), a FINRA/SEC-registered funding portal. Our full Form C and all filings are available on SEC EDGAR — includes complete financial statements, risk factors, and all assumptions behind the projections on this page.
Risks & Returns
What are the projected returns?
Projected returns vary by scenario. Our base case projects a 29.8% IRR with a 3.72x cash-on-cash multiple over 10 years and a 4-year payback period. Conservative and upside scenarios are also modeled. All projections are based on disclosed assumptions — see the Returns section above for full methodology.
What are the risks?
As with any investment, there are risks including but not limited to: construction delays, lower-than-projected utilization, regulatory changes, competition, and general market conditions. You could lose your entire investment. Please read the full offering circular on PicMii for a complete discussion of risk factors.
How liquid is this investment?
Shares purchased under Reg CF are subject to a one-year holding period before they can be resold. After that period, resale options may be limited as there is currently no public trading market for these shares. This should be considered a long-term investment.
After You Invest
When will I receive distributions?
Potential distributions may begin after operations launch (target Q1 2027). Distributions are from operating profits, based on the performance of the location, and are not guaranteed — they depend on the financial performance of the project.
How will I track my investment?
You'll receive regular updates through PicMii's investor portal, including construction progress, financial reports, and distribution notifications. We also send updates via email and through our investor community channels.
How do I contact the team?
Email us at invest@eviimission.com. Aaron and Warren respond personally.
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Experience-Driven Charging™
"High-End EV Charging,
Enabling the Next Generation"
Get In Early

The Electric Gas Station
Is Being Built.
Come Own It.

Mission Hills is a direct ownership stake in next-generation transportation infrastructure serving Los Angeles. Open to all investors. Potential semiannual distributions. Permits in weeks.

This offering is conducted through PicMii Crowdfunding, LLC (d/b/a Highlander Crowdfunding), a FINRA/SEC registered funding portal. Minimum investment: $300. Maximum raise: $3,500,000. Offering deadline: April 30, 2026.

Invest Now — Reg CF
This page is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Investing in private placements involves a high degree of risk including the potential loss of the entire investment. Past performance is not indicative of future results. All forward-looking statements are based on assumptions that may not be realized. Consult your legal, tax, and financial advisors before investing. EVII Mission Hills, Inc. — California Corporation. Reg CF offering conducted through PicMii Crowdfunding, LLC (d/b/a Highlander Crowdfunding), a FINRA/SEC registered funding portal. © 2026 EV Initiative Infrastructure. Experience-Driven Charging™ and EV Initiative Destination Charging Infrastructure™ are trademarks of EV Initiative.
Sections
01The Opportunity 02Social Proof 03Revenue Model 04Returns & Distributions 05Investment Terms 06Our Vision 07Market Opportunity 08Why Invest 09Destination Ecosystem 10Driver Experience 11Digital Infrastructure 12Business Model 13About Us 15The Team 17Investor FAQ
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