Same floor space. Nearly 3× the rent.
We install private, health-optimized mini-rooms into your building as furniture — no construction, no monthly fee. $6,000–$7,500 per mini-room, one time. Rent each one for $1,000–$1,400/month.
01 — PRODUCT
Small footprint. Premium unit.
~26 sq ft of intentional, private space per mini-room: a wall-mounted desk, ultrawide monitor, blackout pod, closet, wearable, red light and a smart mattress that reads the resident's heart rate. Residents get the best sleep and a premium, private space at an affordable rate.
Book a meeting- Peltier smart bed + vibration recovery
- HEPA air, CO₂ < 800 ppm, O₂ monitoring
- Circadian lighting (sunrise/sunset)
- Wearable included + AI sleep concierge app
- Folding desk, monitor, closet, lock, safe
- Same cabin, same lock, same 5-minute clean
- Folding desk, monitor, closet, safe
- Standard AC (no smart bed / sensor stack)
- Same regulatory + fire-safety package
Active cooling / heating
Biometric-tuned mattress and pod climate.
Oxygen + HEPA
CO₂ stays under 800 ppm. Clean air, all night.
Circadian light
Sunrise/sunset, red light, no melatonin hits.
Biometric link
Live syncEvery room adapts to the resident in real time.
Wearable included
Or pair your own Apple Watch, Oura, Whoop, Garmin.
02 — ECONOMICS
Run your own numbers.
Drag the sliders. See what your building could earn every month, and how fast the hardware pays for itself.
Estimates. Exact mini-room count depends on room size and local occupancy rules, confirmed per building. Hardware is a one-time cost — no monthly fee.
Book a meeting to verify for your floor planDeduct 100% in year one.
Normally a building improvement is depreciated over 27.5 or 39 years. Because our mini-rooms are furniture and equipment, they qualify for full first-year expensing — a rule the 2025 tax law (the One Big Beautiful Bill Act) made permanent for anything acquired after January 19, 2025.
For a taxable operator, that materially reduces the effective cost of the install. Confirm treatment with your own CPA.
03 — PROCESS
How it works.
Survey
Send us your floor plan or book a 20-minute walkthrough. We confirm mini-room count and the legal occupant count for your building.
Install
Mini-rooms arrive flat-packed and are assembled in place in hours, just like an Ikea pack, very easily. Furniture, not construction: no demolition, no fixed works, no structural changes.
Earn
We help place residents from our 1,200+ person SF waitlist so rooms don't sit empty. You set the rent, keep the lease, and collect the uplift. We maintain the hardware and software.
04 — Why residents pay more
Not another bunk bed. A product they want.
Founders, researchers, and tech workers in SF will pay $1,000–$1,400 for a private, lockable, biometric-tuned mini-room — meaningfully more than a bunk in a shared room. That premium is what turns the same square footage into nearly 3× the rent.
| Hostel bed | Shared room | Private room | Beyond Human | |
|---|---|---|---|---|
| Monthly cost | $850 | $1,500 | $2,500 | $1,200 |
| Sleeping setup | Bunk bed, ~11 others | Shared, ~4 people | Private room | Private mini-room with lock |
| Privacy | None | None | Full | Full |
| Sleep & recovery | Poor, constant noise | Poor, constant noise | Standard mattress | Biometric-tuned recovery |
| Workspace | None in room | Shared, if any | Varies | Folding desk + monitor |
| Health data | None | None | None | Wearable + longevity panel |
Private-studio quality at below shared-room prices, plus a recovery environment and health data none of the alternatives offer. You set the rent.
05 — Regulatory · San Francisco
Furniture, not construction: three straightforward routes.
Installing mini-rooms does not trigger a building permit the way fixed construction does. We confirm classification and legal occupant count per building, and guide you through the whole process.
Already Group Housing
SF Planning Code 890.88 — no change of use. We verify sq-ft per person under Housing Code 503 and make an occupancy plan.
Existing residential
Change-of-use filing to Group Housing. Staff-level administrative decision in most zones, no public hearing.
Office or commercial
AB 507 (effective July 1, 2026) makes conversion to housing by-right in all zones: no public hearing, no CEQA. Ministerial permit.
SB 79 (effective July 1, 2026) sets state minimum densities near qualifying transit that the city cannot undercut. This applies to California.
06 — Cleaning
Patent-pending cleaning mechanics. Clean the mini-room in 5 minutes total.
We developed a proprietary cleaning model specifically for mini-rooms that lets staff make the bed, remove and replace sheets, and sanitize the entire pod in less time than a traditional hotel room turnaround. Our patent-pending mechanism makes changing sheets effortless and time-efficient.
- Integrated sheet-strap system makes the bed in one motion
- Mattress cover is wipeable and antimicrobial — no mattress pad needed
- All surfaces are easy access for wiping
- UV-C air pass and HEPA filter reset run automatically between guests
07 — Office space
Empty desks into income-generating rooms.
Underused office and commercial space is one of the fastest paths to housing. With group housing regulatory pathways. Our mini-rooms install as furniture, no construction, no permits, no drywall. You keep the lease, we bring the residents.
- Existing bathrooms, kitchens, and common areas
- Building HVAC and sprinkler infrastructure
- Lease structure — you remain the tenant or operator
- Furniture is fully removable when the lease ends
08 — FAQ
The questions operators ask us.
09 — Ready to run the numbers?
See exactly what your building could earn.
We'll walk through your building and the numbers together.
Prefer to send your floor plan instead? We'll reply within 48 hours.