Now Open For Accredited Investors Only
Closing on April 17th
Closing on April 17th
Now Open For Accredited Investors Only
Invest in a 274-Unit Phoenix Property at a 31% Discount and 14% Average Annual Yield
This off-market offering is targeting 14% average cash yield, 125% Year 1 tax write-off, and 32% IRR over 3 years. $25k minimum.
Invest in a 274-Unit Phoenix Property at a 31% Discount and 14% Average Annual Yield
Invest in a 274-Unit Phoenix Property at a 31% Discount and 14% Average Annual Yield
Now Open For Accredited Investors Only
Closing on April 17th
Tides on McDowell was acquired off-market through a direct lender relationship. This offering is targeting 14% average cash yield, 125% Year 1 tax write-off, and 32% IRR over 3 years. $25k minimum.
32%
Target IRR
14%
Average Cash Yield
125%
Year 1 Tax Write-off
2.2x
Equity Multiple
Speak with the Nitya team to get the full deal deck, and Private Placement Memorandum, review the financials, and secure your allocation before the April 17th close.
Speak with the Nitya team to get the full deal deck, review financials, and secure your allocation before the April 17th close.
Speak with the Nitya team to get the full deal deck, review financials, and secure your allocation before the April 17th close.
Schedule Your Investment Briefing Call
Now Open For Accredited Investors Only
Closing on April 17th
Schedule Your Investment Briefing Call Below
32%
Target IRR
125%
Year 1 Tax Write-off
14%
Average Cash Yield
2.2x
Equity Multiple
OUR TRACK RECORD
Over a decade of institutional-grade performance in multifamily real estate.
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
"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."
ROBERT S. — INVESTOR SINCE 2013, PHOENIX, AZ
$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.
Closing on April 17th
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.
Key Investment Highlights
Key Investment Highlights
Now Open For Accredited Investors Only
Closing on April 17th
Tides on McDowell- Phoenix, AZ
274 Units
Tides on McDowell- Phoenix, AZ
274 Units
Description
274-unit Phoenix Westside community acquired off-market at $150K/unit, 31% below the prior owner's $218K basis after Tides Equities defaulted.
Value-Add: A $0.7M renovation plan closes the gap from $1,200 to $1,300/unit in rent. 130 units are already upgraded with a proven $150/mo premium. The remaining 144 follow the same $3K/unit playbook.
Market: Phoenix added 450K jobs since 2019, anchored by TSMC's $40B semiconductor expansion. Occupancy sits at 94%, and only 6,580 units are expected in 2026 versus a two-year average of 24,500.
Returns: A $100K investment targets ~$125K in Year 1 tax deductions, 14% average annual cash distributions, and a 32% net IRR at exit.
Nitya acquired 274 apartments in Phoenix off-market at $150K per unit, which is 31% below the prior owner's $218K basis after Tides Equities defaulted.
130 units are already renovated and generating a proven $150 per month premium. The remaining 144 follow the same $3K per unit playbook.
The deal targets 14% average annual cash yield and a 32% net IRR over 3 years, with a 125% Year 1 tax deduction on top.
Key Highlights
Key Highlights
Description
31% Below What the Last Owner Paid
Tides on McDowell was acquired off-market at $150K per unit. The prior owner paid $218K before their debt defaulted. That 31% discount is your built-in margin of safety before a single renovation dollar is spent.
31% Below What the Last Owner Paid
Tides on McDowell was acquired off-market at $150K per unit. The prior owner paid $218K before their debt defaulted. That 31% discount is your built-in margin of safety before a single renovation dollar is spent.
Seller Financing at 4% Fixed - Unavailable on the Open Market
The deal carries $36M in seller financing at 4% cash interest plus 1% PIK, fixed for two and a half years at 83% LTV. The floating-rate bridge debt that caused the prior sponsor's default does not exist in this capital structure.
Seller Financing at 4% Fixed - Unavailable on the Open Market
The deal carries $36M in seller financing at 4% cash interest plus 1% PIK, fixed for two and a half years at 83% LTV. The floating-rate bridge debt that caused the prior sponsor's default does not exist in this capital structure.
Renovation Thesis Already Proven on This Property
130 of the 274 units were renovated by the prior operator before they defaulted. Those units are already generating a $150 per month rent premium. The remaining 144 units follow the same $3K per unit playbook.
Renovation Thesis Already Proven on This Property
130 of the 274 units were renovated by the prior operator before they defaulted. Those units are already generating a $150 per month rent premium. The remaining 144 units follow the same $3K per unit playbook.
125% Year 1 Tax Write-Off
Your estimated tax deductions in Year 1 actually exceed the amount you invest. Through cost segregation and 100% bonus depreciation, a $100K investment targets $125K in deductions, roughly $46K back at the 37% bracket before your first distribution arrives.
125% Year 1 Tax Write-Off
Your estimated tax deductions in Year 1 actually exceed the amount you invest. Through cost segregation and 100% bonus depreciation, a $100K investment targets $125K in deductions, roughly $46K back at the 37% bracket before your first distribution arrives.
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.
How does the seller financing work and why does it matter?
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.
Where does the return come from and what is the business plan?
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 is 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.
How does the seller financing work and why does it matter?
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.
Where does the return come from and what is the business plan?
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 is 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.
How does the seller financing work and why does it matter?
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.
Where does the return come from and what is the business plan?
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 is 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.
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)
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
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)
“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
Now Open For Accredited Investors Only
Closing on April 17th
“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)
Book Your Investor Briefing Call
Book Your Investor Briefing Call
30-minute private call with IR team
Full deal deck & financial model access
Personalized allocation guidance
30-minute private call with IR team
Full deal deck & financial model access