This is not a traditional real estate fund.
It is a platform where capital drives deal flow, in-house construction captures margin, proprietary manufacturing compounds efficiency, and promote economics build long-term wealth. Four streams, one stack, engineered so returns are produced by the work itself.
Co-GP capital
$2–5M of GP equity deployed alongside local sponsors who can source and entitle deals but lack the equity, construction credibility, and lender confidence to close them.
In-house construction
BuildCo operates as licensed CM-at-Risk on every Theia deal, capturing a 6% GC fee on hard costs and controlling cost, schedule, and quality from the GP seat.
Proprietary manufacturing
FabricationCo produces structural components using 3D concrete printing, FrameCAD light-gauge steel, and precast roof decks — 30–40% gross margins on structural scope.
Four revenue streams.
Per deal. Every deal.
Traditional real estate funds capture one return stream. Theia captures four — and three of the four are operational, not market-dependent. This is the architectural reason returns hold up independent of cap-rate compression and rent growth.
GP Promote
~$2.5M
per deal
35% carry on project profits above the 8% preferred return hurdle.
GP Fees
~$600K
per deal
Development management, asset management, and acquisition fees during construction and hold.
BuildCo
~$1.2M
per deal
In-house CM-at-Risk captures 6% GC fee on hard costs. 60% flows to fund.
FabCo
~$740K
per deal
Proprietary LGS and 3D concrete printing at 30%+ manufacturing margins on structural scope.
Per-deal figures illustrative for a ~$60M total project size with $2–5M GP equity check and 75% construction debt LTV. Full sensitivity tables available on request.
Active pipeline.
Not hypothetical sourcing.
Theia is currently engaged as construction consultant on multiple live projects that convert directly to Co-GP positions when fund capital becomes available. These are deals where Theia is already embedded in the project team.
Data Center Retrofit
Adaptive reuse conversion engaged as construction consultant. Active engagement converting to Co-GP on fund close.
150-Acre Ag-to-Industrial
Large-scale industrial and data center development on a 150-acre agricultural land basis. Construction consultant embedded.
SFR Development Portfolio
Ground-up SFR portfolio targeting Theia's wood-free building system for hurricane-resilient, termite-proof delivery.
A platform, not a fund.
Theia is seeking a single $30 million programmatic capital commitment from one family office — a strategic partnership where one capital provider backs an operating platform and participates in the economics of every deal deployed.