Nitya Capital buys and operates apartment communities in the Sunbelt, with $3.0B under management.
Founded in 2013, with 79 exits and no realized investor losses.
We buy at a conservative basis and manage every property with our own teams.
Nitya means eternal in Sanskrit, and the firm is built to hold through full market cycles.
We do not underwrite to a moment in the market. Each acquisition has to work at a conservative price, through a full cycle, under our own management.
Nitya Capital after 13 years, in 6 numbers.
Assets under management grew from 1 acquisition in 2013 to $3.0B today.
The chart is illustrative. Every year followed the same approach: buy well, renovate, and operate the property ourselves.
We buy in cities where population and jobs keep growing and new supply is limited.
Every market has to pass 4 tests before we look at a property there.
Population Growth
We target metros consistently gaining residents faster than the national average: sustained in-migration is the clearest long-term driver of rental demand.
Job Diversification
We favor markets with employment spread across multiple industries (healthcare, logistics, technology, energy) so no single sector's downturn can derail a market's rent growth.
Rent-to-Income Ratios
We underwrite markets where rent remains a manageable share of household income, preserving room for rent growth without pricing out the renter base.
Supply Constraints
We prioritize submarkets where new construction is limited by cost, zoning, or land availability, protecting occupancy and pricing power through the cycle.
We improve how properties run and we repair broken capital structures.
The second capability was added in 2022, when higher rates broke the financing on many good properties.
Capital solutions
When a property is sound and its loan is not, we work on the loan.
- Loan restructuring, extensions, and recapitalizations
- Direct engagement with lenders and special servicers
- Balance sheet stabilization strategies to avoid forced liquidation
- Portfolio-level risk and liquidity management
- Insurance, expense, and capital structure re-engineering
Property operations
Our own teams run every property from the day we buy it.
- NOI stabilization and growth
- Property-level operational improvements
- Expense and revenue optimization
- Technology-enabled asset management
Lenders now bring us properties whose loans failed, because we can take them over and stabilize them.
We treat lenders as long-term partners in the outcome. That is how we negotiate solutions that keep the property's value intact and avoid a forced sale.
Swapnil Agarwal founded Nitya in 2013 and still leads its investments.
He built the in-house property management company alongside the investment firm, so buying and operating stay under 1 accountable team.
In 2023 he was named a national finalist for the EY Entrepreneur of the Year award.
What investors say after backing several Nitya deals.
I have been an investor in nearly every single project with Nitya Capital from day 1. I have been nothing but impressed with the team, leadership, performance and integrity of the organization. They truly put their residents/tenants, staff and investors before anything else and are long-term, performance and relationship driven.
Robert S.Phoenix, AZ
I know several members of the team for over 20 years and their intentions, integrity and character is paramount. Whatever an investment outcome, I know the people there gave it 100% effort and carry a winning mindset.
Raj S.Columbus, OH
A short film on how the work gets done.
Recent news from Nitya Capital.
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