Closing on April 17th
Step 1/2: Your Investment Briefing Call Is Confirmed
Step 1/2: Your Investment Briefing Call Is Confirmed
Step 1/2: Your Investment Briefing Call Is Confirmed
Closing on April 17th
Frequently Asked Questions
What is your full-cycle track record, and how did you perform during the rate shock?
Nitya has completed 82 full-cycle exits with zero investor losses and a 22% realized IRR, including zero debt defaults during the rate shock while 47 sponsors in our markets went under. We completed a $700 million portfolio refinance in June 2025 while other operators were handing assets back to lenders.
Where does the return actually come from and what's the business plan?
The deal carries $36M in seller financing at 4% cash interest plus 1% PIK, fixed for two years at 83% LTV. This structure is not available through conventional lenders today and removes the floating-rate risk that caused the prior sponsor's default on this exact property.
How does the tax benefit work, and when do I see it?
A $100K investment targets $125K in Year 1 deductions through cost segregation and bonus depreciation, which translates to roughly $46K in tax savings at the 37% bracket in the first year alone.
What happens if things go wrong and what's the downside protection?
Three layers protect the investment: a 31% acquisition discount to prior basis, a fixed-rate debt structure that eliminates floating-rate risk, and a renovation thesis already proven on 130 of the 274 units on this specific property. Nitya also co-invests GP capital alongside LPs in every deal on the same terms.
How much of your own money is in this deal?
Tides on McDowell was acquired off-market at $150K per unit versus the prior owner's $218K basis. Nitya's $0.7M renovation plan targets the gap between the current $1,200 in-place rent average and the $1,300 exit target, with 130 units already renovated and already generating the proven $150 per month premium.
What's the exit strategy and when do I get my money back?
The hold is 3 years with cash distributions averaging 14% annually throughout, targeting a 2.2x equity multiple at exit. The exit valuation is based on stabilized NOI growing from $2.4M in-place to $3.0M at full renovation, with a projected exit at $57M ($208K per unit), sold into a Phoenix market running at 94% average occupancy.
What is your full-cycle track record, and how did you perform during the rate shock?
Nitya has completed 82 full-cycle exits with zero investor losses and a 22% realized IRR, including zero debt defaults during the rate shock while 47 sponsors in our markets went under. We completed a $700 million portfolio refinance in June 2025 while other operators were handing assets back to lenders.
Where does the return actually come from and what's the business plan?
The deal carries $36M in seller financing at 4% cash interest plus 1% PIK, fixed for two years at 83% LTV. This structure is not available through conventional lenders today and removes the floating-rate risk that caused the prior sponsor's default on this exact property.
How does the tax benefit work, and when do I see it?
A $100K investment targets $125K in Year 1 deductions through cost segregation and bonus depreciation, which translates to roughly $46K in tax savings at the 37% bracket in the first year alone.
What happens if things go wrong and what's the downside protection?
Three layers protect the investment: a 31% acquisition discount to prior basis, a fixed-rate debt structure that eliminates floating-rate risk, and a renovation thesis already proven on 130 of the 274 units on this specific property. Nitya also co-invests GP capital alongside LPs in every deal on the same terms.
How much of your own money is in this deal?
Tides on McDowell was acquired off-market at $150K per unit versus the prior owner's $218K basis. Nitya's $0.7M renovation plan targets the gap between the current $1,200 in-place rent average and the $1,300 exit target, with 130 units already renovated and already generating the proven $150 per month premium.
What's the exit strategy and when do I get my money back?
The hold is 3 years with cash distributions averaging 14% annually throughout, targeting a 2.2x equity multiple at exit. The exit valuation is based on stabilized NOI growing from $2.4M in-place to $3.0M at full renovation, with a projected exit at $57M ($208K per unit), sold into a Phoenix market running at 94% average occupancy.
Our Track Record
With over a decade of institutional-grade performance in multifamily real estate, Nitya Capital is a vertically integrated firm with 82 Realized Exits and 0 Investor Losses.
82
Realized Exits
0
Investor Losses
22%
Average IRR
20,000
Units Acquired
$3bn
AUM
$10bn
Transaction Volume
135
Total Acquisitions
Nitya invests alongside you in every deal and maintains direct operational oversight across its portfolio, with asset management handled in-house and property management supported by trusted partners when appropriate.
Now Open For Accredited Investors Only
Closing on April 17th
What Our Investors Say About Us
"I have been an investor in nearly every single project with Nitya Capital from day one. I have been nothing but impressed with the team, leadership, performance and integrity. They truly put their residents/tenants, staff and investors before anything else and are long-term, performance and relationship driven."
ROBERT S. - INVESTOR SINCE 2013, PHOENIX, AZ
"I have been an investor in nearly every single project with Nitya Capital from day one. I have been nothing but impressed with the team, leadership, performance and integrity. They truly put their residents/tenants, staff and investors before anything else and are long-term, performance and relationship driven."
ROBERT S. - INVESTOR SINCE 2013, 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
“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
"We have invested in numerous projects with Nitya over the years and the performance is top class. The team there exhibits a powerful combination of resilience, focus and work ethic all for the benefit of their investors first."
SID M. (SAN FRANCISCO, CA)
"We have invested in numerous projects with Nitya over the years and the performance is top class. The team there exhibits a powerful combination of resilience, focus and work ethic all for the benefit of their investors first."
SID M. (SAN FRANCISCO, CA)
“Every firm says that they act in the best interest of their investors, but very few take the necessary actions to protect investor capital. I have been impressed with Nitya’s responsiveness and transparency over the last two years.”
BRYANT H. (SAN ANTONIO, TX)
“Every firm says that they act in the best interest of their investors, but very few take the necessary actions to protect investor capital. I have been impressed with Nitya’s responsiveness and transparency over the last two years.”
BRYANT H. (SAN ANTONIO, TX)
Frequently Asked Questions
Frequently Asked Questions
What is your full-cycle track record, and how did you perform during the rate shock?
Nitya has completed 82 full-cycle exits with zero investor losses and a 22% realized IRR, including zero debt defaults during the rate shock while 47 sponsors in our markets went under. We completed a $700 million portfolio refinance in June 2025 while other operators were handing assets back to lenders.
Where does the return actually come from and what's the business plan?
The deal carries $36M in seller financing at 4% cash interest plus 1% PIK, fixed for two years at 83% LTV. This structure is not available through conventional lenders today and removes the floating-rate risk that caused the prior sponsor's default on this exact property.
How does the tax benefit work, and when do I see it?
A $100K investment targets $125K in Year 1 deductions through cost segregation and bonus depreciation, which translates to roughly $46K in tax savings at the 37% bracket in the first year alone.
What happens if things go wrong and what's the downside protection?
Three layers protect the investment: a 31% acquisition discount to prior basis, a fixed-rate debt structure that eliminates floating-rate risk, and a renovation thesis already proven on 130 of the 274 units on this specific property. Nitya also co-invests GP capital alongside LPs in every deal on the same terms.
How much of your own money is in this deal?
Tides on McDowell was acquired off-market at $150K per unit versus the prior owner's $218K basis. Nitya's $0.7M renovation plan targets the gap between the current $1,200 in-place rent average and the $1,300 exit target, with 130 units already renovated and already generating the proven $150 per month premium.
What's the exit strategy and when do I get my money back?
The hold is 3 years with cash distributions averaging 14% annually throughout, targeting a 2.2x equity multiple at exit. The exit valuation is based on stabilized NOI growing from $2.4M in-place to $3.0M at full renovation, with a projected exit at $57M ($208K per unit), sold into a Phoenix market running at 94% average occupancy.
What is your full-cycle track record, and how did you perform during the rate shock?
Nitya has completed 82 full-cycle exits with zero investor losses and a 22% realized IRR, including zero debt defaults during the rate shock while 47 sponsors in our markets went under. We completed a $700 million portfolio refinance in June 2025 while other operators were handing assets back to lenders.
Where does the return actually come from and what's the business plan?
The deal carries $36M in seller financing at 4% cash interest plus 1% PIK, fixed for two years at 83% LTV. This structure is not available through conventional lenders today and removes the floating-rate risk that caused the prior sponsor's default on this exact property.
How does the tax benefit work, and when do I see it?
A $100K investment targets $125K in Year 1 deductions through cost segregation and bonus depreciation, which translates to roughly $46K in tax savings at the 37% bracket in the first year alone.
What happens if things go wrong and what's the downside protection?
Three layers protect the investment: a 31% acquisition discount to prior basis, a fixed-rate debt structure that eliminates floating-rate risk, and a renovation thesis already proven on 130 of the 274 units on this specific property. Nitya also co-invests GP capital alongside LPs in every deal on the same terms.
How much of your own money is in this deal?
Tides on McDowell was acquired off-market at $150K per unit versus the prior owner's $218K basis. Nitya's $0.7M renovation plan targets the gap between the current $1,200 in-place rent average and the $1,300 exit target, with 130 units already renovated and already generating the proven $150 per month premium.
What's the exit strategy and when do I get my money back?
The hold is 3 years with cash distributions averaging 14% annually throughout, targeting a 2.2x equity multiple at exit. The exit valuation is based on stabilized NOI growing from $2.4M in-place to $3.0M at full renovation, with a projected exit at $57M ($208K per unit), sold into a Phoenix market running at 94% average occupancy.
Over a decade of institutional-grade performance in multifamily real estate.
Our Track Record
82
Realized Exits
0
Investor Losses
22%
Average IRR
$10bn
Transaction Volume
$3bn
AUM
20,000
Units Acquired
135
Total Acquisitions
Nitya invests alongside you in every deal and maintains direct operational oversight across its portfolio, with asset management handled in-house and property management supported by trusted partners when appropriate.
What Our Investors Say About Us
"I have been an investor in nearly every single project with Nitya Capital from day one. I have been nothing but impressed with the team, leadership, performance and integrity. They truly put their residents/tenants, staff and investors before anything else and are long-term, performance and relationship driven."
ROBERT S. - INVESTOR SINCE 2013, PHOENIX, AZ
“Every firm says that they act in the best interest of their investors, but very few take the necessary actions to protect investor capital. I have been impressed with Nitya’s responsiveness and transparency over the last two years.”
BRYANT H. (SAN ANTONIO, TX)
“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
Now Open For Accredited Investors Only
Closing on April 17th
"We have invested in numerous projects with Nitya over the years and the performance is top class. The team there exhibits a powerful combination of resilience, focus and work ethic all for the benefit of their investors first."
SID M. (SAN FRANCISCO, CA)
Final Step: Read The FAQ Below to Get Your Most Common Questions Answered
Nitya Capital, LLC · Houston, Texas · 1-888-IM-NITYA · investorrelations@nityacapital.com
This is not an offer to sell securities. Any offer may only be made through the Private Placement Memorandum (PPM). Securities are offered under Rule 506(c) of Regulation D and are available exclusively to verified accredited investors. Past performance is not indicative of future results. All projected returns are estimates and are not guaranteed. Investing in real estate involves significant risk, including loss of principal and illiquidity. Nothing on this page constitutes tax, legal, or financial advice — consult your own advisors before making any investment decision. Forward-looking statements are subject to risks that could cause actual results to differ materially. Securities offered by Nitya Capital, LLC, 8901 Gaylord Drive, Suite 100, Houston, TX 77024.
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