We buy essential rental housing at distressed prices.
More Americans rent for longer, and broken capital structures let us buy below replacement cost.
The value is captured at purchase, before a deal closes.
Housing costs are pushing more households into renting for longer. At the same time, lenders are selling good apartment communities at a discount because the old loans failed.
More people rent for longer
Buying a home is out of reach for more households each year.
Good properties sell at a discount
The loans failed. The demand for the apartments did not.
Income improves under our management
Occupancy, collections, expenses, renovations and better on-site teams all raise net operating income.
We buy from lenders, off market.
We are not buying distressed real estate. We are buying institutional-quality real estate from distressed balance sheets.
Many sound properties are under pressure because the previous owners used short-term or floating-rate debt. We buy them at a reset price, invest in operations and targeted improvements, and raise occupancy and collections. The result is attainable housing for working families that pays its investors.
1 team runs each property from purchase to sale.
Our in-house property management company makes the leasing and renovation decisions with investor returns in mind.
There is no third-party manager between us and the property.
Home prices have moved away from incomes and mortgage rates stay high, so more households rent for longer. Properties financed with short-term or floating-rate debt earlier this decade are under pressure, and we can buy them below replacement cost.
We managed our communities through Hurricane Harvey, COVID-19 and 4 years of high interest rates.
Buying well is half the work. Our own asset managers and on-site teams then raise occupancy and tighten collections, property by property, through the hold.
How we raise capital and buy.
We watch growing markets, find the property, raise the equity, buy it and later sell it.
Raising capital
Nitya raises equity from accredited investors, many of whom invest in deal after deal. Institutions provide debt only. Individual investors invest alongside Nitya Capital, the general partner.
Investors get institutional-size deals at an individual minimum.
Buying
We buy existing apartment communities at distressed prices and improve them, rather than building new luxury product. The acquisitions team screens submarkets nationwide on population, jobs and supply, then underwrites conservatively and passes on most deals it sees.
Investors see the few deals that clear a high bar.
The institutions Nitya has worked with.
Nitya manages $3.0 billion of real estate with acquisitions, asset management and property management under 1 roof. Direct relationships with institutional lenders are how we find properties before they reach the market.
Alongside other leading institutional partners.
How we renovate, lease and manage.
Our own teams renovate, lease and manage every community for as long as we own it.
Asset management
Our asset managers write each property's plan, set the renovation scope and budget, and watch on-site operations directly.
The team that wrote the plan is the team that carries it out.
Property management
Our on-site teams handle leasing, maintenance and resident service at every community Nitya owns.
1 team answers for the property and for the capital.
Occupancy since our teams took over.
2 recent lender-sourced acquisitions, at purchase and today.
Harbor Sky
Tides at Spring Mountain
How real estate is taxed.
Real estate is one of the few asset classes where the tax code recognizes that buildings wear out over time. Through depreciation, an owner may deduct a portion of a property's value each year across its useful life, producing passive losses on paper even while the asset continues to operate.
For investors whose income is largely passive, drawn from prior investments rather than wages, those passive losses may offset passive gains elsewhere in their portfolio. This is a feature of how real estate is taxed, not a return the investment itself produces.
Every investor's tax situation is different. This is educational information, not tax advice: whether these losses can offset your income depends on your individual circumstances, and you should consult your own tax advisor before investing.
The 6 steps every Nitya deal follows.
1 team handles all 6, from the first market screen to the sale.
Identify
We screen submarkets and individual assets nationwide against our population, jobs, and supply criteria, narrowing a broad pipeline to opportunities that clear our underwriting bar.
Fundraise
We raise equity from accredited investors and borrow from institutional lenders, and the financing is set before closing.
Acquire
We move decisively once diligence confirms the thesis, using our track record and capital relationships to close efficiently and competitively.
Carry out the plan
Our in-house asset managers and on-site teams renovate units and common areas and lease up the property, turning underwriting assumptions into physical improvements without a third-party handoff.
Stabilize
Our acquisitions are structured for resilience at the operating level we inherit, bought on favorable financing terms that do not depend on a quick turnaround. Our on-site teams then drive occupancy, collections, and expense discipline, growing net operating income beyond the initial renovation lift.
Exit
We underwrite exit timing as carefully as acquisition, selling into strength to return capital and realize the value created through the hold.
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