About
Principals Rob Beardsley and Kent Piotrkowski founded the New York City based firm in 2018 to focus exclusively on B and C class multifamily in Texas.
Our investment philosophy is to create returns by creating value. We identify strong submarkets, tailor a capital structure, and devise a business plan. Our team effectively and efficiently executes the business plan, both operationally and in use of capital; our acquisitions team maintains local relationships to identify unique opportunities on or off-market; dispassionate and thorough underwriting of numerous opportunities identifies attractive risk-adjusted investments.
- Vertically integrated owner-operator with local expertise
- Institutional grade infrastructure and reporting; over 200 investors including private equity firms and family offices
- Focused acquisition criteria and contrarian outlook combine with hands-on operational focus to create real value
Our Investment Process
Research
Underwrite
Due Diligence
Acquisition
Management
Disposition
Research
Underwrite
Due Diligence
Acquisition
Management
Disposition
Research & Source
The first step is to perform research and identify markets and submarkets with favorable demographic and economic growth. Next, we must build relationships in order to source quality deals and measure them against our strict acquisition criteria. We prescreen the property to ensure it meets certain basic requirements.
Underwrite
Underwriting utilizes our proprietary financial models and requires modeling deal and market assumptions. Assumptions are bolstered by rental and sales comparables, property management pro formas, and general contractor bids. The subjective risks of the investment must be weighed against the prospective returns derived from underwriting.
Due Diligence
Our goal at this stage is to uncover all of the material risks that could impact the returns of the investment. Asset ownership history is evaluated, including the trailing three years of operating statements. We perform a physical inspection, lease audit, and interview the on-site property staff. Our general contractors assess the condition of the property and identify deferred maintenance as well as price potential capex projects.
Acquisition
Once under contract, in conjunction with due diligence, we must finalize our debt terms with our chosen lender and raise equity. Our attorneys work with the lender’s attorneys to create legal documents. The lender orders third party reports (PCA, ESA, appraisal). Once we finalize our business plan, we engage our equity partners to fund LP, GP, and/or preferred equity.
Asset Management
Upon takeover, new managerial initiatives bring immediate operational improvements and renovations begin. Occupancy and rent increases are carefully balanced throughout the repositioning process. Site visits are performed to ensure the on-site team is exceeding expectations. Capital improvements from the management team are considered and implemented in an effort to enhance the resident experience while focusing on driving NOI.
Disposition
Our Disposition strategy is to sell when favorable market conditions align with our desired tax-advantaged holding period. The best way to evade a permanent loss of capital is to hold cash flowing assets and sell in times of liquidity. Flexible capital structures allow us to avoid selling out in a depressed market. Our investors appreciate our focus on tax implications and look forward to participating in 1031 exchanges to preserve their wealth.
Kent Piotrkowski
Principal
Rob Beardsley
Principal
Charles Waldron
Director of Acquisitions
Josh Hoffman
Asset Manager
Dasha Beardsley
Director of Investor Relations
Craig McGrouther
Director of Business Development
Brad Oliver
Acquisitions Analyst
For Investors
Lone Star Capital provides tax-advantaged multifamily investments with monthly cash flow and strong upside potential. Lone Star’s investors include hundreds of high net worth investors, family offices, and private equity firms.
Radiance Living
Radiance Living, Lone Star Capital’s wholly owned management subsidiary, is resident-focused, tech-forward property management company based in Houston, Texas. Radiance only manages properties in Lone Star’s portfolio and does not do any 3rd party management business, allowing our team to be laser focused on our in-house operations.
Aaron Pitre
VP of Operations
