Access a lender-sourced multifamily portfolio across Austin, Dallas, Phoenix and Las Vegas with quarterly distributions targeting 16.6% average cash yield and 42% net IRR over 3 years. $100k minimum.
Pick a time and the Nitya investor relations team will walk you through the portfolio, the financing and the numbers, and answer your questions.
Pick a time below for 30 minutes with investor relations. No obligation to invest.
We send the full deal deck, the financial model and the offering memorandum for Project AV².
Fund your investment, then receive quarterly reporting and distributions from cash flow.
Project AV² is open to verified accredited investors under Rule 506(c). Minimum investment $100k.
Nitya bought 5 apartment communities, 872 units in total, directly from 3 institutional lenders for $95.0MM. That price is 32% below what the same properties were worth in 2021. Here is why the lenders sold that low.
Billions in multifamily debt was written when rates were near zero. When those loans matured, the prior owners could not refinance, even on properties that kept performing.
3 institutional lenders ended up holding these 5 communities. Lenders are not apartment managers, and holding foreclosed real estate costs them money. They need experienced buyers they trust.
Nitya acquired the portfolio at $95.0MM, 32% below its recent values, and the selling lenders provided $82.9MM of the purchase price at a 2.9% fixed rate. Financing like this is not available on the open market.
Distributions are paid quarterly and start from day one. Every figure below is net to investors, after all fees.
Every driver below was locked in at purchase: the price, the financing and the lease-up plan. The market does not need to improve for the math to work.
Your investment buys ownership in these 5 apartment communities across Austin, Dallas, Phoenix and Las Vegas. All 5 are fully built and operating today. They sold below their value because of the previous owners' debt, not their condition.
Dallas, Texas
326 Units · $104K Per Unit
Austin, Texas
190 Units · $80K Per Unit
Phoenix, Arizona
214 Units · $107K Per Unit
Las Vegas, Nevada
86 Units · $148K Per Unit
Las Vegas, Nevada
56 Units · $183K Per UnitWe do not need to wait for rate cuts or cap rate compression. The returns come mainly from buying the units at a discount and bringing occupancy back to normal.
Take the portfolio from 74.2% occupied to 93.9% with Nitya's in-house management, AI-enabled leasing and completed make-readies.
NOI climbs from $6.3MM in Year 1 to $8.2MM at stabilization, driven by lease-up and expense control rather than speculative rent growth.
Stabilized occupancy and higher NOI open agency, bank and CMBS refinancing, replacing the seller financing with long-term permanent debt.
The refinancing targets returning a substantial portion, or all, of investor equity while you keep your full ownership and the upside.
With 50% of equity projected back through distributions during the 3-year hold, investors are projected to reach a 1.5x multiple even if the portfolio sold at today's depressed entry price.
All-in cost of $116K per unit against $250K+ per unit to build new. New supply cannot undercut you when building costs more than twice what you paid.
The investment will be listed on USREM, a secondary real estate investment marketplace, so you can sell or borrow against your interest before the exit if life changes.
Nitya Capital has managed multifamily real estate since 2013 and manages its properties in-house. Nitya invests its own capital alongside yours in every deal.
Acquired 2024 at 77% occupancy. Now 93% occupied under Nitya management, the same lease-up playbook planned for Project AV².
Acquired 2025 at 61% occupancy. Now 90% occupied, proving the model works even from a far deeper starting point than AV²'s 74%.
Book your 30-minute investor briefing call. You get the full deal deck and offering memorandum, review the financials with the Nitya team, and decide from there.