Onyx Property Management

What Onyx Property Management does

Onyx Property Management is a privately held residential property management firm headquartered in San Diego, California, founded approximately 2004 and operating continuously for over 20 years. The company manages a diverse portfolio of single-family homes, condos, and apartment buildings across all of San Diego County — including San Diego proper, Chula Vista, Oceanside, Encinitas, Carlsbad, La Jolla, Del Mar, and Torrey Pines — and claims oversight of more than 1,500 properties cumulatively over its operating history. Its customer base consists primarily of small-to-mid-market real estate investors and individual rental property owners seeking full-service management, supplemented by a tenant roster served through its rental platform.

The company operates its core service stack on the AppFolio property management platform, which powers both an owner portal (financial reporting, monthly and year-end statements, document sharing, payment setup) and a tenant/resident portal (online rent payment, maintenance request submission with photo attachments, move-out notices). The portal experience is available via web and mobile apps on iOS and Android. Supporting integrations include TransUnion for credit and eviction screening on rental applicants, DocuSign for electronic lease execution, LetHub for automated showing scheduling, and Google Analytics for site traffic measurement. An in-house maintenance team provides repairs and a 24/7 emergency response hotline, marketed as a no-upcharge differentiator relative to outsourced competitors.

Onyx generates revenue through recurring monthly property management fees (structured as a percentage of monthly rental income), a mandatory $29.95 per month Resident Benefits Package (covering liability insurance, credit building, up to $1M identity theft protection, and a rewards program), $50 non-refundable application fees per adult applicant, pet rent ($25/month for cats and small pets, $50/month for dogs), $75 late fees assessed on the 5th of the month, one-time leasing and placement fees, and pass-through maintenance charges. Owner acquisition is driven through referrals, industry association memberships (CAA, SCRHA, NAA, NAR, CAR, BIA, NARPM, San Diego Commercial Board of Realtors), free property analysis offers, content marketing via a company blog, and an Agent Referral Program paying 100% of the first month's management fee plus unit-based bonuses. The company holds an A+ Better Business Bureau rating and California DRE License #01317589.

Name

Onyx Property Management

Legal name

Onyx Property Management

Website

https://onyxpropertymanager.com

Company type

Private

Founded year

2004

Operating status

Operating

Headcount range

1–10 employees

Short description

Onyx Property Management is a privately held San Diego-based residential property management firm serving small-to-mid-market landlords across San Diego County for over 20 years, using the AppFolio platform for owner and tenant portals, in-house maintenance, and recurring management fees.

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Residential Property Managers (531311), Real Estate Property Managers (53131)

SIC

Operators Of Apartment Buildings (6513), Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Multifamily Apartment Property Management (BPAJAFAA)

akta.pro secondary industry

Single-Family Rental (SFR) Property Management (BPAJAFAB)

Keywords

• Residential property management
• Tenant placement services
• Landlord management services
• Real estate management
• Rental property services

Headquarters

HQ city

San Diego

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Technology or R&D, Marketing or Sales, Infrastructure, Others

Revenue model

1. Property Management Fees: Onyx charges property owners monthly management fees for full-service property management including tenant placement, rent collection, maintenance coordination, financial reporting, and compliance management. Fees are typically a percentage of monthly rental income.
2. Leasing and Placement Fees: One-time fees for finding and placing qualified tenants in rental properties, including background checks, credit verification, and lease preparation.
3. Maintenance Services: In-house maintenance team provides repairs and upkeep services to rental properties, with costs passed through to property owners or charged to tenants for damage caused by negligence.
4. Application Fees: $50 per applicant fee for processing rental applications including credit and background screening through TransUnion.
5. Resident Benefits Package: $29.95/month per resident for mandatory Resident Benefits Package including liability insurance, credit building, identity theft protection, and resident rewards program.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels8 records

Core offering

Onyx Property Management provides full-service residential property management for single-family homes, condos, and apartment buildings across San Diego County. Services include tenant placement with credit and eviction screening, rent collection, in-house maintenance with 24/7 emergency response, financial reporting through an owner portal, and investment advisory for real estate owners. The firm also markets rental listings across 25+ third-party sites and operates a mandatory Resident Benefits Package for tenants.

Product overview

Onyx Property Management operates as a comprehensive residential property management company offering a unified platform built around AppFolio technology. The core product portfolio centers on property management services for single-family homes, condos, and apartment buildings throughout San Diego County. Key products include the Owner Portal (for financial monitoring and document access) and Resident Portal (for rent payment and maintenance requests), both powered by AppFolio. The Resident Benefits Package ($29.95/month add-on) provides liability insurance, credit building, and identity theft protection. Service offerings encompass leasing (with TransUnion screening and DocuSign signing), in-house maintenance with 24/7 emergency response, and investment advisory services. The Agent Referral Program compensates real estate professionals for property management referrals. The company serves all of San Diego County including San Diego, Chula Vista, Oceanside, Encinitas, Carlsbad, and surrounding areas.

Differentiator

Problem solved

Functional benefit

Products and services

• Residential Property Management Services
• Leasing Services
• Maintenance Services
• Investment Advisory Services
• Resident Benefits Package

Quantifiable outcome

• Goal to rent properties within one month from when property is rent ready
• +2 more outcomes

Named customers6 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

Integration5 records

Feature4 records

Partnerships

Eleven partnerships are on record, tiered core and minor.

• San Diego County Rental Housing Association (SCRHA)coreOthersProfessional membership association providing advocacy, education, and resources for rental housing providers in San Diego County. Onyx Property Management is a member, gaining access to industry updates, best practices, and networking opportunities.
• California Apartment Association (CAA)coreOthersStatewide trade association representing apartment owners and managers. Membership provides Onyx with legislative advocacy, compliance resources, and professional development for managing properties in California.
• National Apartment Association (NAA)minorOthersNational trade association for the apartment industry. Membership supports professional standards and provides access to industry research and resources.
• National Association of Realtors (NAR)coreOthersLargest trade association for real estate professionals in the United States. Membership provides access to training, market data, and professional standards.
• California Association of Realtors (CAR)coreOthersState affiliate of NAR representing California real estate professionals. Provides state-specific training, forms, and legislative advocacy.
• San Diego Commercial Board of RealtorsminorOthersLocal Realtor association serving commercial real estate professionals in San Diego region.
• Building Industry Association (BIA)minorOthersTrade association representing builders and developers in the construction industry. Supports networking with development community.
• National Association of Residential Property Managers (NARPM)coreOthersProfessional association specifically for residential property management companies. Provides education, certification, and standards for property managers.
• Alpha ProjectminorStrategic or Co-development PartnerNonprofit 501(c)(3) human services organization serving homeless individuals and families in San Diego. Onyx donates a portion of every completed lease agreement with minimum $1,000 annual commitment to the Rapid Rehousing Program which provides rental assistance, security deposits, and case management to homeless families.
• TransUnioncoreTechnology or IntegrationCredit reporting agency used for tenant screening. Processes credit checks and residential eviction searches for all rental applicants through their Resident Screening service.
• AppFoliocoreTechnology or IntegrationProperty management software platform provider. AppFolio powers Onyx's website portal, tenant portal, owner portal, maintenance request tracking, financial reporting, and payment processing.

Scale indicators5 records

Recent moves6 records

Expansion highlights5 records

Broad incumbents

• Greystar Real Estate Partners: World's largest residential property management firm managing over 800,000 units globally. Comparable to Onyx in core service offering (multifamily and SFR property management) but operates at vastly greater scale and geographic breadth.
• Asset Living: One of the largest third-party residential property managers in the US, managing ~300,000+ units across multifamily, student, and senior housing. Directly comparable business model to Onyx at a national scale.
• RPM Living: Large-scale third-party multifamily and student housing property manager operating across multiple US states. Comparable third-party residential management model to Onyx but with national footprint.
• Bozzuto Group: Multifamily-focused real estate company providing property management across ~100,000 units, plus development and homebuilding. Comparable residential PM operations with broader vertical integration.

Direct peers

• Mission Rock Residential: Denver-based national multifamily property manager founded by industry veterans, providing full-service residential management including leasing, maintenance, and resident services. Closely mirrors Onyx's third-party service model in a multi-state footprint.
• Pinnacle Property Management: National third-party residential property manager specializing in multifamily, conventional, and affordable housing. Comparable to Onyx in service offering and target customer (property owners/investors).
• BH Management Services: Large national residential property manager operating across the US, serving both market-rate and affordable multifamily. Closely aligned to Onyx's core residential PM service model.
• RAM Partners: Full-service residential property management firm operating in multiple US states with a focus on third-party management for institutional and private owners. Directly comparable business model to Onyx.

Others

• AppFolio: Cloud-based property management software platform powering Onyx's operations (owner/tenant portals, payments, maintenance, accounting). Ecosystem enabler and technology dependency rather than direct competitor.
• RealPage: Provider of property management software, analytics, and resident services to residential property managers. Comparable role to AppFolio in the residential PM tech stack; competitor to Onyx's underlying platform choice.

Market position

Weaknesses4 records

Competitive moat5 records

Key risks5 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/onyx-property-management-san-diego

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

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 Onyx Property Management