Project AC

Nitya Capital (“Nitya”) is offering an exclusive access-only off-market opportunity to acquire high quality portfolio of two stabilized Class A/A- properties with a total of 556 units (“Portfolio”) located in prime markets (Austin, TX and Conyers, GA) sourced from a distressed seller with urgency to sell to generate liquidity

Minimum Investment $25,000	Target IRR 38.00%	Closing Date 2/28/2026	Target Equity Multiple 2.5x
Number of Units 556	Avg.Annual Cash Yield 13.50%	Targeted Hold Period 3	Total Sqft —

▪ Proprietary deal sourcing with Village at Almand Creek sourced from a listed REIT who has foreclosed on the property (wiping out previous equity) and Copper Mill Apartments sourced from a distressed seller with urgency to sell to generate liquidity

▪ Attractive entry valuation at 6.5% in-place NOI yield ($138k per unit), representing 30% discount to previous capitalization. Stabilized NOI yield of 8.8% achieved through a $4.5MM capex plan ($8,100 per unit), catch-up to market rents (property rents 10-15% below comps) and property tax savings

▪ Exceptional equity distribution yield of 13.5% p.a. on average during 3-year investment period

▪ Exceptional return profile and deal structure delivering 38% IRR / 2.5x EM / $33MM profits over 3 years. Total equity raise would be $22MM for the Portfolio

▪ Flexible deal structure with 2 independent / bankruptcy remote entities to provide exit optionality and downside protection. Exit of either property would return over 1.5x of the $22MM total deal equity required, everything after would be pure profits

▪ Estimated tax write-offs equal to 125% of equity invested in year 1 from depreciation, further enhancing returns for investors