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One offering, open now.
Nitya’s active capital raises for accredited investors. Review the terms, then request the full materials to see the complete deck and financials.
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The offering
Project AV²
Multifamily · Open- Apartment units
- 872
- Communities
- 5
- Markets
- Austin · Dallas · Phoenix · Las Vegas
Nitya Capital is offering an exclusive off-market opportunity to acquire a portfolio of five apartment communities totaling 872 units, located in Austin, Dallas, Phoenix, and Las Vegas, four of the strongest long-term multifamily markets in the country.
Direct from Lender
Sourced directly from three institutional lenders through Nitya's relationships, with no competitive bidding or traditional brokerage process.
Deep Discount to Value
Acquired at an average basis of roughly $107,000 per unit, approximately 30% below recent market values and 60% below estimated replacement cost.
Exceptional Financing Terms
Nearly 90% of the purchase price is financed by the selling lenders themselves at an average 2.9% cash interest rate, a structure that is exceptionally difficult to replicate in today's market.
Positive Cash Flow from Day One
Unlike most value-add investments, the portfolio is expected to be cash flow positive from acquisition, even at current occupancy of roughly 75%, due to the low cost of debt.
Strong Distribution Profile
Targeting average annual cash-on-cash distributions in the mid-to-high teens as occupancy stabilizes through disciplined operational execution.
High Return Profile
Targeting a 42% net IRR and a 2.64x net equity multiple over the projected hold.
Tax Efficient
Estimated first-year depreciation of 150% to 200% of invested equity may create the potential for significant tax benefits. Consult your own tax advisor about your circumstances.
Repeatable Strategy
One of five lender-sourced acquisitions totaling more than 1,300 units completed by Nitya since the beginning of the year.
Offering terms
- Product type
- Multifamily
- Offering size
- $18,600,000 total
- Minimum investment
- $50,000
- Total capitalization
- $101,400,000
- Equity
- $18,600,000
- Target hold
- 3 years
Targeting
- 42%
- Net IRR
- 16.6%
- Cash-on-cash
- 2.64x
- Net equity multiple
Return figures shown are targets and projections based on Nitya's underwriting assumptions, not guarantees, and actual results may differ materially. The $50,000 minimum applies to this offering specifically. This page is a summary for accredited investors and is not an offer to sell or a solicitation of an offer to buy any security; any investment is made solely through the confidential offering documents.
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The summary above is the shape of the deal. The full presentation, financials, and property-level detail are shared with verified accredited investors on request.
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Who Can Invest
Offerings are open to accredited investors.
Under SEC rules, an accredited investor is an individual with income exceeding $200,000 ($300,000 with a spouse) in each of the prior two years, or a net worth over $1 million excluding the value of a primary residence. See the SEC's accredited investor definition for full criteria. Accreditation documentation is required as part of the investment process.
Skin in the Game
We invest on the same terms.
15-20%
Nitya Capital typically co-invests 15-20% of the equity in its acquisitions, alongside its investors. Ask investor relations for the current co-investment terms of any offering.
Key principals provide loan guarantees on each acquisition loan.
Principals stand behind the acquisition financing personally, not only the equity they invest alongside you.
In preparation
More offerings are in preparation.
Project AV² is the current open raise. Nitya sources new lender-driven acquisitions throughout the year. Join the investor list or speak with investor relations to be notified the next offering opens.
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