Exact Capital

What Exact Capital does

Exact Capital is a privately held, vertically integrated real estate development firm headquartered in New York with additional offices in Florida and Atlanta, focused on affordable and mixed-income housing across eight U.S. states (New York, Connecticut, New Jersey, South Carolina, North Carolina, Georgia, Florida, and Texas). The company develops, owns, and operates multifamily rental, cooperative, and mixed-use projects primarily through public-private partnerships with municipal housing agencies, transit authorities, and community organizations, including NYC HPD, NYC HDC, MARTA, Invest Atlanta, and the Atlanta BeltLine Affordable Housing Trust Fund. Its project portfolio includes the 850-unit Alora Apartments in Oklahoma City ($59M acquisition), the 250-unit Skyline Apartments on Atlanta's Southside BeltLine ($85M capitalization), the 240-unit Villages at Congaree Pointe in South Carolina ($51M), and 95-unit Victory Commons in the Bronx, among others, with a cumulative track record of 1,500+ units developed, $1B+ in project investments, and $250M in assets under management.

The firm's underlying capability is expertise in structuring complex, multi-source affordable housing capital stacks combining Low Income Housing Tax Credit (LIHTC) equity, tax-exempt bond issuances, Fannie Mae permanent loans, construction loans from institutions such as Goldman Sachs Urban Investment Group and JPMorgan Chase, and local trust fund grants. It is a majority Black-owned MWBE-certified developer, and in October 2023 received an equity investment from TruFund Financial Services' Impact Developers Fund (launched with Morgan Stanley and Ford Foundation). The firm is led by Managing Partner Craig Livingston (Columbia MBA, former Goldman Sachs), who also serves as Board Chair of the New York Real Estate Chamber, alongside a leadership team spanning real estate development, construction management, asset management, and securities law. Revenue is generated through developer fees, construction management, and asset management fees on its owned and managed portfolio.

Name

Exact Capital

Legal name

Exact Capital

Website

https://exactcapital.com

Company type

Private

Founded year

2015

Operating status

Operating

Headcount range

11–50 employees

Short description

Exact Capital is a privately held, MWBE-certified real estate development firm developing, owning, and operating affordable and mixed-income multifamily and cooperative housing through public-private partnerships with government agencies, transit authorities, and community organizations across eight U.S. states.

Ownership category

akta.pro rank

Product category

Affordable Housing Real Estate Development

NAICS

Other Financial Investment Activities (5239), Finance and Insurance (52)

SIC

Operative Builders (1531), Real Estate Dealers (For Their Own Account) (6532), Investors, Nec (6799)

akta.pro primary industry

Real Estate Capital Markets Advisory (Debt/Equity Placement, Refinancing) (BPAJANAE)

akta.pro secondary industries

Core Real Estate (Stabilized/Core-Plus) (FSAAAKAA), Real Estate Funds — Core (Stabilized, Income) (FSANAEAF)

Keywords

• Affordable housing development
• Real estate development
• Multifamily housing
• Public-private partnerships
• Mixed-use development

Headquarters

HQ city

New City

HQ country

United States

HQ region

North America

Offices3 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Supply Chain, Operations, Infrastructure, Marketing or Sales

Revenue model

1. Real Estate Development Fees: The company generates revenue through development fees, construction management, and asset management services for affordable housing projects. Revenue is derived from public-private partnerships with government agencies, financial institutions, and community organizations.
2. Property Ownership and Management: Exact Capital develops, owns, and operates affordable housing properties across the United States. The company maintains properties as affordable housing while investing in renovations and preserving long-term affordability.

Go-to-market motion2 records

Distribution channels1 record

Marketing channels3 records

Core offering

Exact Capital is a vertically integrated real estate development firm that acquires, finances, develops, owns, and manages affordable and mixed-income multifamily housing across the United States. The company generates revenue through development fees, construction management, and asset management services delivered via public-private partnerships with municipal agencies, transit authorities, financial institutions, and community organizations. Its portfolio spans over 5 million square feet and 1,500+ units across eight states, including New York, New Jersey, Connecticut, Georgia, Florida, South Carolina, North Carolina, and Texas.

Product overview

Exact Capital is a vertically integrated real estate development firm with over 30 years of experience specializing in the acquisition, financing, and development of affordable and mixed-income housing across the United States. The company operates as a single integrated service offering rather than a platform with modular products. Its core business is developing, owning, and managing residential properties, including multifamily apartments, affordable housing communities, and cooperative buildings, primarily through public-private partnerships with government agencies, financial institutions, and community organizations.

Differentiator

Problem solved

Functional benefit

Products and services

• Real Estate Development Services
• Asset Management Services
• Construction Management Services
• Skyline Apartments
• Villages at Congaree Pointe
• Alora Apartments (formerly Isola Bella)
• Victory Commons
• Harlem Affordable Co-op Development
• Victoria Tower Residences

Quantifiable outcome

• Over 5 million square feet of portfolio and $1 billion in investments completed
• +4 more outcomes

Named customers3 records

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Nine partnerships are on record, tiered core, major and minor.

• Armada DevelopmentcoreStrategic or Co-development PartnerCharleston, SC-based affordable housing developer partnering with Exact Capital on Villages at Congaree Pointe in Columbia, SC. First South Carolina investment for Exact Capital.
• Elevate Commercial Investment GroupcoreStrategic or Co-development PartnerTexas-based multifamily operator partnering with Exact Capital on the acquisition of Alora Apartments (formerly Isola Bella) in Oklahoma City. Joint venture acquired 850-unit property for $59M.
• Harlem Congregations for Community Improvement (HCCI)coreStrategic or Co-development PartnerNonprofit community organization partnering with Exact Capital on affordable co-op development in Harlem. Project includes sites at 207-209 W. 140th St. and 304 W. 150th St.
• Victory Baptist ChurchmajorStrategic or Co-development PartnerPartnered with Exact Capital on Victory Commons development at 1007 Union Ave. in Morrisania, Bronx. Project includes 95 residential units with church sanctuary and offices.
• PeeblescoreStrategic or Co-development PartnerNational, minority-owned real estate developer leading joint venture for MARTA Bankhead Station transit-oriented development. Partner with Exact Capital, Third & Urban, and Bolster Real Estate Partners.
• Third & UrbanmajorStrategic or Co-development PartnerAtlanta-based development firm partnering in MARTA Bankhead Station TOD joint venture with Peebles and Exact Capital.
• Bolster Real Estate PartnersminorStrategic or Co-development PartnerAtlanta-based real estate partner in MARTA Bankhead Station transit-oriented development joint venture.
• Aleem ConstructionmajorImplementation/ SI/ Consulting PartnerNew York-based construction firm handling building for Skyline Apartments development in Atlanta.
• New York City Housing Preservation and Development (HPD)coreStrategic or Co-development PartnerCity agency partnering with Exact Capital on multiple affordable housing developments including Victory Commons in Morrisania and co-op projects in Harlem.

Scale indicators7 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• The Peebles Corporation: National minority-owned real estate developer. Direct peer as Exact Capital's JV partner on MARTA Bankhead Station TOD; both firms target mixed-use and affordable housing via public-private partnerships, and both leverage MWBE status as a competitive differentiator.
• BRP Companies: NYC-based mission-driven affordable and mixed-income multifamily developer. Comparable on affordable housing focus, NYC geographic concentration, and partnership-based development model with government agencies and community organizations.
• The NRP Group: National affordable and workforce housing developer with operations in multiple states including the Southeast. Comparable on multifamily affordable product, LIHTC-driven capital structure, and geographic diversification strategy; meaningfully larger at 1,000+ unit LIHTC deals.
• L+M Development Partners: One of the largest NYC-based affordable and mixed-income housing developers. Directly comparable on product (multifamily affordable), geography (NYC), and capital structure (LIHTC, tax-exempt bonds, public-private partnerships). Significantly larger scale.
• Jonathan Rose Companies: Mission-driven real estate developer focused on affordable and green multifamily housing across multiple US markets. Comparable on affordable housing thesis, multi-state portfolio, and institutional capital partnerships (similar lender relationships to Exact Capital's).
• Pennrose: Affordable housing developer and property manager active across the Eastern US. Comparable on affordable multifamily focus, LIHTC-driven development, and partnerships with public housing authorities; established presence in Southeast markets where Exact Capital is expanding.

Broad incumbents

• Magellan Development Group: Mixed-use and multifamily developer active in urban markets including Chicago and Atlanta. Comparable on transit-oriented development (similar to Exact Capital's MARTA partnership) and mixed-use product layering affordable with market-rate and retail.
• Habitat for Humanity: Largest nonprofit affordable housing organization in the US. Comparable on affordable housing mission and homeownership focus (similar to Exact Capital's Harlem co-op work), though primarily volunteer-driven single-family construction rather than LIHTC multifamily.
• Enterprise Community Partners: National nonprofit that both develops and invests in affordable housing. Comparable on affordable housing development and financing; operates as both a developer and capital provider, with LIHTC syndication similar to Exact Capital's project financing partners.

Others

• CW Realty Advisors: Real estate capital markets advisory firm focused on affordable housing and structured financing. Comparable on the capital advisory dimension of Exact Capital's work (structuring LIHTC, tax-exempt bonds, and complex multi-source stacks), though operates as advisor rather than principal developer.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

• Xtwitter.com/exactcapital
• Facebookfacebook.com/exactcapital
• LinkedInlinkedin.com/company/exact-capital

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 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 Exact Capital