Our Approach
A disciplined, repeatable process built around Virginia's most resilient multifamily markets.
How We Invest
Every acquisition follows the same rigorous framework, adapted to the specific characteristics of each property and market.
After 15 years of operating in Virginia, our broker relationships, direct-to-owner outreach, and local reputation generate a consistent pipeline of off-market and lightly marketed opportunities. We evaluate 200+ deals annually and pursue fewer than 5%.
We underwrite to a 200+ basis point spread above our cost of capital using trailing—not pro forma—financials. Every deal must pencil with flat rents and current expenses. Upside comes from execution, not assumptions.
Our vertically integrated property management team handles all leasing, maintenance, renovations, and resident relations. This gives us direct control over the resident experience and operating margins that third-party managers cannot match.
Parameters
We have a clearly defined buy box that reflects our operational expertise and market knowledge. This discipline allows us to move quickly when the right opportunity emerges.
Target Markets
Three distinct Virginia markets, each with unique demand drivers and supply dynamics that favor Class B workforce housing.
Arlington • Fairfax • Prince William • Loudoun
The economic engine of Virginia. Federal employment, Amazon HQ2, a massive data center corridor, and proximity to D.C. create unrelenting demand for housing at every price point. Class B communities in this market benefit from some of the lowest vacancy rates in the country.
Henrico • Chesterfield • Hanover
Virginia's capital and a rapidly diversifying economy anchored by healthcare (VCU Health), finance (Capital One, CarMax HQ), and a growing startup ecosystem. Lower cost of living relative to NoVA drives in-migration from the north while offering strong rent growth potential.
Virginia Beach • Norfolk • Newport News • Chesapeake
The largest naval installation in the world (Naval Station Norfolk), Huntington Ingalls shipbuilding, and a growing port economy provide uniquely stable employment. Workforce housing demand is driven by military families, government contractors, and a growing healthcare sector.
Albemarle • Augusta • Harrisonburg
University-anchored markets with steady rental demand from UVA, JMU, and a growing remote-work in-migration from the D.C. metro. Smaller deal sizes with less institutional competition create attractive entry points for experienced operators.
Leadership
A small, senior team with decades of combined experience in Virginia multifamily.
Former Director of Acquisitions at EQR's Mid-Atlantic division. 20+ years in multifamily. MBA, Darden. Based in Arlington.
Oversees 4,800+ units across 22 properties. Previously VP of Property Management at Greystar. CPM designation. Based in Richmond.
Manages all debt and equity capital relationships. Previously at Walker & Dunlop and JP Morgan's real estate group. CFA. Based in Arlington.
Connect
Whether you're an investor, broker, or operator, we'd like to hear from you.
info@olddominioncapital.com