What Kairoi Residential does

Kairoi Residential is a privately held, vertically integrated multifamily real estate company operating across investment, development, and property management. Founded in 2018 as the consolidation of predecessor firms Lynd Residential Properties (established 2003) and Lynd Development Partners (established 2006), the company is headquartered in San Antonio, Texas, with regional offices in Austin and Denver. It serves two principal customer sets: institutional investors and sophisticated property owners seeking Class A multifamily management services, and residents of luxury multifamily communities. As of January 2026, Kairoi manages 40,791 apartment homes across 10 states, ranking #45 on the NMHC Top 50 Managers List, representing a 47% year-over-year increase in units under management.

Kairoi's core services span three integrated business lines. The Development division specializes in Class A+ urban high-rise projects and select low-rise, wrap, and podium projects, with a current pipeline of $3.9B across markets including Austin, Charlotte, Chicago, Dallas, Denver, Houston, Miami, and San Antonio. The Investments division acquires, manages, and disposes of multifamily assets, having transacted $9.8B across 69,000 units since inception and generating $920M in cumulative investment and development profits. The Property Management division provides stabilized community management, lease-up services, advisory services, construction services, and facilities services. Named institutional clients include Clarion Partners and Argosy Real Estate Partners.

The technology stack centers on RealPage as the primary property management and reporting platform, supplemented by Google G Suite for internal collaboration, a CRM with phone integration for marketing and operations, and proprietary AI-powered tools including property-website chatbots, automated email/text communications, and AI-driven call monitoring for quality assurance. The company employs approximately 700 people and is led by founders Michael J. Lynd, Jr. (CEO) and Sam Kasparek (Managing Partner), with Daniel Zunker (President of Development) and Madison Marceau (President of Investments) as additional senior partners. Revenue is generated through management fees on managed properties, development fees and equity promotes on projects, and investment gains from acquisitions and dispositions; Kairoi does not publicly disclose financials.

Name

Kairoi Residential

Legal name

Kairoi Residential LLC

Website

https://kairoi.com

Company type

Private

Founded year

2003

Operating status

Operating

Headcount range

501–1,000 employees

Short description

Kairoi Residential is a privately held, vertically integrated multifamily investment, development, and property management company headquartered in San Antonio, Texas. It serves institutional investors and Class A residents across 10 states, managing 40,791 apartment homes with a $3.9B development pipeline and $9.8B in lifetime transactions.

Ownership category

akta.pro rank

Product category

Multifamily Real Estate Services

NAICS

Residential Property Managers (531311), Lessors of Residential Buildings and Dwellings (53111), Rental and Leasing Services (532)

SIC

Real Estate Agents & Managers (For Others) (6531), Services-To Dwellings & Other Buildings (7340)

akta.pro primary industry

Multifamily (Apartment) Property Management (BPAJAGAD)

akta.pro secondary industry

Multifamily Apartment Property Management (BPAJAFAA)

Keywords

• Multifamily property management
• Real estate development
• Multifamily investment acquisitions
• Asset management services
• Luxury apartment management

Headquarters

HQ city

San Antonio

HQ country

United States

HQ region

North America

Offices3 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Operations, Supply Chain, Marketing or Sales, Technology or R&D, Infrastructure

Revenue model

1. Development: Ground-up development of multifamily residential properties including Class A+ urban high-rise projects, low-rise, wrap, and podium projects across key U.S. metros.
2. Investments/Acquisitions: Acquisition and disposition of multifamily assets with value-add strategies. Generates investment and development profits through asset appreciation and strategic exits.
3. Property Management: Third-party management of Class A multifamily communities including stabilized communities, lease-up, and advisory services. Generates management fees and performance-based revenue.

Pricing tiers

Go-to-market motion1 record

Distribution channels2 records

Marketing channels6 records

Core offering

Kairoi Residential is a vertically integrated multifamily company that develops Class A urban high-rise and select low-rise residential projects, acquires and manages multifamily investment portfolios across 10 states, and provides third-party property management services for Class A communities using a hospitality-driven model. Its revenue is generated through development profits, multifamily investment acquisitions and dispositions, and management and service fees on managed assets.

Product overview

Kairoi Residential is a vertically integrated multifamily investment, development, and property management company offering three core service lines: Development, Investments, and Property Management. The Development division specializes in Class A+ urban high-rise projects and select low-rise, wrap, and podium projects, with $2.5B in new developments across Austin, Charlotte, Chicago, Dallas, Denver, Houston, Miami, and San Antonio. Development products include named properties such as The Bowie, EnV, Joule, Nine at Mary Brickell, Waterline, Selene, The Bohéme, Whitley, and 5Line. The Investments division focuses on acquiring and managing multifamily assets across 10 states, having transacted $9.8B across 69,000 units, with portfolio management including CVI, Birch, Osprey, and Summit portfolios. The Property Management division provides stabilized community management, advisory services, lease-up management, construction services, and facilities services using a hospitality-driven approach with technology platforms including RealPage and Google G Suite.

Differentiator

Problem solved

Functional benefit

Products and services

• Stabilized Community Management Comprehensive third-party property management for stabilized Class A multifamily communities, providing resident social programming, on-site facilities teams, and full operational support for sophisticated institutional owners.
• Lease Up Community Management End-to-end lease-up services for newly developed multifamily communities, including brand creation, financial analysis, and community building through service excellence to ensure successful property stabilization.
• Advisory Services Expert advisory services for multifamily owners and developers across project stages from pre-construction programming through lease-up and stabilization, including branding, design, financial analysis, due diligence, and transition management.
• Construction Services Value-add construction services for community enhancement and asset preservation, including sustainable renovations, vendor selection for cost effectiveness and quality, and market research for interior specifications and amenities.
• Facilities Services On-site maintenance and facilities management using cutting-edge technology and an aggressive training and support structure to handle daily, weekly, and monthly customer service needs across managed communities.
• Investment Acquisitions Multifamily asset acquisition services across 10 states, with $5.3B in transactions, 108 multifamily assets acquired, and 31,000 units acquired, leveraging real-time market knowledge and a boots-on-the-ground investment approach.
• Asset Management Comprehensive asset management overseeing development portfolio execution, acting as the liaison between Development and Property Management, and managing asset-level operations from product design through disposition.
• Portfolio Management Management of multiple large multifamily property portfolios including the CVI Portfolio (20 properties, 3,241 units), Birch Portfolio (2,627 units), Osprey Portfolio (11 properties, 2,405 units), and Summit Portfolio (6 properties, 1,773 units).
• Multifamily Development Vertically integrated Class A+ multifamily development service, specializing in urban high-rise and select low-rise, wrap, and podium projects, with a $3.9B development pipeline across key U.S. metros including Austin, Charlotte, Chicago, Dallas, Denver, Houston, Miami, and San Antonio.

Quantifiable outcome

• 47% year-over-year increase in units under management
• +2 more outcomes

Named customers2 records

Segments3 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

AI capability4 records

Feature4 records

Partnerships

Three partnerships are on record, tiered core and minor.

• Lincoln Property CompanycoreStrategic or Co-development PartnerLincoln Property Company partnered with Kairoi Residential as co-developer of the 1 Hotel Austin project, a 74-story mixed-use development anchoring the Waterline development in downtown Austin. The 252-room luxury hotel is part of Starwood Hotels' lifestyle brand.
• Stockdale Capital PartnersminorOthersStockdale Capital Partners acquired the Amelia at Farmer's Market property from Kairoi Residential in an all-cash transaction. Greystar is set to manage the Dallas property post-acquisition.
• RealPagecoreTechnology or IntegrationKairoi uses RealPage products as their primary property management and reporting platform, providing clients, residents, and associates with a single, robust reporting and operating platform.

Scale indicators9 records

Recent moves7 records

Expansion highlights6 records

Direct peers

• RPM Living: Texas-based third-party multifamily property manager with national growth ambitions. Closely comparable to Kairoi in targeting institutional owners of Class A assets with a hospitality-influenced service model.
• Wood Partners: National multifamily developer and property manager focused on Class A communities. Several Kairoi senior executives previously worked at Wood Partners, indicating overlapping business model, asset class focus, and institutional client base.
• Bozzuto Group: Multifamily property management, development, and investment company with a hospitality-driven service approach. Comparable to Kairoi in vertical integration and premium Class A positioning, though more concentrated on the East Coast.
• RangeWater Real Estate: Multifamily acquisition, development, and third-party management firm. Comparable mid-sized Sun Belt competitor pursuing build-to-rent and garden-style Class A assets with institutional capital partners.
• Lincoln Property Company: Vertically integrated multifamily manager, developer, and investor. Kairoi is already a co-development partner on 1 Hotel Austin / Waterline, making Lincoln a direct competitor across development, investment, and management service lines.
• BH Management Services: Large U.S. multifamily property manager (160k+ units). Closely comparable third-party management service offering to Kairoi, with similar institutional client focus though at materially greater scale.
• JPI: National multifamily developer, builder, and investment manager. Several Kairoi construction executives previously worked at JPI; both companies pursue urban, Class A infill development in high-growth metros.

Broad incumbents

• Cushman & Wakefield (Multifamily): Global commercial real estate services firm with a dedicated multifamily asset services and investment sales practice. Comparable to Kairoi in serving institutional investors but operates as a broader CRE platform rather than a multifamily specialist.
• Camden Property Trust: Public multifamily REIT that internally develops, acquires, and manages Class A apartment communities in Sun Belt markets. Overlaps with Kairoi on asset class, geography, and resident demographic, though as an owner-operator rather than third-party manager.
• Greystar Real Estate Partners: Largest U.S. multifamily property manager and developer with ~800k+ units under management. Directly comparable to Kairoi in third-party management and investment acquisitions, but at significantly greater scale and broader geographic reach.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks5 records

Key highlights7 records

Customer concentration

• Xx.com/kairoires
• Facebookfacebook.com/Kairoi-Residential-137261253658269
• LinkedInlinkedin.com/company/kairoiresidential
• Instagraminstagram.com/kairoiresidential

Revenue estimate

Valuation estimate

Number of profiles

Profiles13 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Kairoi Residential