AcquisitionGoal

Acquire, grow, and hold companies at $750k – $10M EBITDA via operational improvement, organic growth, and bolt-on acquisitions.

We are actively seeking to acquire established Property Management Companies operating within the Residential (Single-Family and Multifamily) and Small Commercial segments.

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Industry Opportunity

The U.S. property-management sector is projected at $101 B (IBISWorld, 2025) driven by:

Rising rental demand

Outsourcing by absentee and institutional owners

Highly fragmented landscape enabling roll-ups

Key trends: Tech adoption, bundled services demand, professionalization of regional operators.

Financial Profile

Revenue:

$2.5M –$10M

EBITDA:

$750 K minimum

Margin Target:

15 %
minimum

Recurring Revenue:

Preferably > 75 % management fees

Customer Concentration:

No client > 15 % of revenue

Geographic Focus

California • Oregon • Washington • Arizona • Nevada • Utah • Colorado(Los Angeles, Bay Area, San Diego, Sacramento, Portland, Seattle–Tacoma, Phoenix, Scottsdale, Tucson, Las Vegas, Henderson, Reno, Salt Lake City, Denver, Boulder, Colorado Springs)

Strategic Fit

10+ years operating history preferred

High client satisfaction and retention

Modern or adoptable software stack (AppFolio, Buildium, Propertyware)

Experienced mid-level management team

Building LastingWealth

Empowering communities through strategic investments.

Real Estate Acquisition Optionality (First Right of Refusal)

Where possible, we seek "first right of refusal" clauses on properties under management.



  • This strategic position allows us to:
  • Acquire undervalued, off-market, or high-potential real estate assets directly.
  • Build a portfolio of owned income-producing properties.
  • Increase strategic leverage with property owners, vendors, and lenders.

Rationale:  Embedding ourselves into the transaction lifecycle provides downstream acquisition opportunities, boosts capital deployment efficiency, and aligns with our long-term asset-building philosophy.

Vertical Integration of Home Services

We see property management as the gateway to broader home services ownership (maintenance, landscaping, HVAC, pest control, cleaning, renovations).



  • By controlling both property oversight and home services, we can:
  • Capture higher margins across the service stack.
  • Offer bundled services to landlords and tenants, increasing ARPU (Average Revenue Per Unit).
  • Improve service quality and customer stickiness.
  • De-risk revenue through service diversification.

Rationale:  Embedding ourselves into the transaction lifecycle provides downstream acquisition opportunities, boosts capital deployment efficiency, and aligns with our long-term asset-building philosophy.

Capital ReturnStrategy

MOIC: 2.5-4.0× over 5-10 years

IRR: 20-32 % net

ROIC: 20 % within 24-36 months

Cash Yield: 5-10 % annually via dividends

Step-Up Events: Dividend recap or asset sale at 3-5 years

Hold Horizon: Indefinite platform life with optional liquidity every 5 years

Acquire resilient businesses

Integrate & optimize

De-lever

Distribute cash

Recapitalize without selling

Repeat

Why it matters

You get paid while you wait: dividends deliver passive income during the hold.  

You retain upside:
‍reinvested proceeds from recapitalizations compound equity value.  

You own real assets, not paper promises:
‍by acquiring businesses and optionally real estate, we anchor your capital in durable cash-flows.

Our Philosophyon InvestorCAPITAL

We view investor capital as a sacred trust:

  • We prioritize cash return before growth fantasies.
  • We build companies designed to thrive across market cycles.
  • We are patient stewards of capital and relentless drivers of operational excellence. This is ownership in action. This is Eighty-Three K.