From Retrofit to Runway Speed: How C4C Scaled Multi-Family

John’s take? “We jumped in with both feet.”

That jump has stuck. Their first modular project finished about 30% faster, even though it was a retrofit. Today, projects that used to run ~24 months are coming in around 14 months, and the team keeps momentum by pouring new foundations every 3–4 months. Here’s what actually changed—and why John doesn’t plan on going back.

The “Aha” Moment

Modular wasn’t a trendy experiment for C4C; it was a practical fix. Moving work into a factory took the biggest variables—weather, labor availability, and site sequencing—and put them under control. That first look at the line made the decision obvious.

“We changed our model then and there. Once you see the manufacturing power behind modular, there’s no going back.”

— John Socks, Partner & CEO, C4C

The introduction led straight to RC2 through the Ritz-Craft network. Factory precision plus a field-tested set crew matched C4C’s focus on downtown, multi-story buildings.

Case Snapshot: 224 State Street, Traverse City

C4C’s first project with RC² was a true test: a retrofit of plans that weren’t drawn for modular.

Project at a Glance

• Project: 224 State Street Apartments
• Location: Traverse City, MI
• Size: 8,836 sq. ft.
• Modules: 21
• Living Units: 12
• Result: Finished ~30% faster than a conventional build, despite the learning curve

The early lesson? You can’t run a modular job like a traditional build “with components.” Scheduling, budgeting, and sequencing are different—and that’s the point. Once the team designed with components in mind, the gains multiplied.

Results that Matter

Speed to revenue. With factory work and site work happening in parallel, winter isn’t the boss anymore. Similar projects that once took ~24 months now take ~14 months, about 40% faster. That’s months of rent-up you get back.

Financial control. Hard costs stay comparable, but risk drops. Lenders who once required 10–12% contingency have been comfortable around ~5%, and holding costs come down when the schedule does. The math gets friendlier.

Built-in quality. Modules are typically ~20% over-engineered to survive transport and setting. That strength doesn’t disappear once they’re stitched together. The interstitial space between modules also improves sound performance, which residents notice even if they don’t know why. Finishes? They’re exactly what the design team selects—delivered with factory consistency.

The People & Process

Two moves made the difference for C4C:

Design modular from day one. Retrofitting can work, but you’ll leave speed and efficiency on the table.

Own the critical path. C4C brought design and General Contractor (GC) leadership under one roof, then added larger subs who could match modular’s tempo.

Some trades worried modular meant less work. In practice, the scope shifts, the pipeline stays full, and a lot more work happens indoors. As John likes to remind people, “It’s sunny and 70 degrees every day in that plant.”

Set day is treated like a precision operation: crane access, street closures, staging, and crew choreography are planned early so the stack goes smoothly.

Scaling with RC²: The Speed of Trust

What stood out to C4C wasn’t just the product—it was access. RC² leadership shows up. JR and Ray join meetings with clients, bankers, and investors, and plant tours at Jonesville help stakeholders see the rigor up close.

“Access matters. RC² isn’t a small company, but they act like one—you can pick up the phone and get answers. That accessibility has been huge for our velocity.”

— John Socks, Partner & CEO, C4C

That trust let C4C scale. Running multiple large projects in parallel went from aspiration to operating mode. Or as John puts it, “We haven’t found terminal velocity yet.”

Lessons for Fellow Builders

If you’re considering modular, here’s the short list...

• Talk to someone who’s done it. A plant tour with your lender can shorten a lot of conversations.
• Design for components up front. Don’t retrofit a site-built set.
• Plan the set like an operation. Cranes, streets, staging—lock it in early.
• Choose teammates for mindset. You need partners who embrace a factory cadence.

And John’s bottom line:

“I wouldn’t go back to traditional construction. Once you’re in the queue, it’s predictable. Component construction lets you tap into real manufacturing power.”

— John Socks, Partner & CEO, C4C