Lighthouse Property Management

What Lighthouse Property Management does

Lighthouse Property Management, Inc. (LPM) is a privately held, California-domiciled multifamily real estate operator founded in 1997 and headquartered in Los Angeles at 149 S. Barrington Avenue. The company acquires, rehabilitates, rebrands, and manages value-add apartment communities, applying what it terms a "manage-by-fact" approach built on institutional-quality operating technology. As of the most recent available information, LPM manages more than 3,000 units across 15+ communities in five core U.S. markets — California, Florida, Tennessee, Texas, and Nevada — with a recent expansion into Indianapolis, Indiana. Named assets include Fusion-branded properties (Orlando, Fort Worth, Hollywood, Encore Hollywood, Warner Center, Crossroads, Las Vegas), Watermarc, Mandarin Bay Apartments, Stadium 700, The Canvas, and State Street Flats.

LPM's product offering combines a core property management platform with resident-facing services. The platform is powered by Yardi Systems' RentCafe suite, which provides online property listings, the SecureCafe resident portal for rent payment, recurring payments, and maintenance requests, and electronic lease applications with digital signatures. Adjacent product modules include a Resident Liability Program ($14.95/month, partnered with POPIC, LLC) and a Personal Contents Program ($5/month, partnered with Habitat Specialty), both delivered as monthly subscriptions on top of base rent. A Conservation Initiatives / Go Green program layers smart thermostats, LED lighting, low-flow fixtures, a 4-Minute Shower Campaign, and a Breathe Easy smoke-free policy across the portfolio. Unit pricing across the portfolio ranges from $879 (Fusion Fort Worth studio) to $8,167 (Fusion Hollywood, up to 2,486 sq ft), with most units priced between $975 and $3,375.

LPM operates a two-segment commercial model. On the residential side, it serves individual renters and families seeking quality housing in managed communities across its geographic footprint, with no individual customer concentration given the thousands of unit-level tenants. On the investor side, it targets value-add property owners seeking professional acquisition, repositioning, and ongoing management services. Revenue is generated through a recurring monthly cadence: base rental income across managed units, plus ancillary per-resident subscriptions through the liability and contents programs. Distribution and marketing run through the corporate website (lighthousepropertymanagement.com), the RentCafe-powered property listings, individual property websites, major apartment search platforms, and a LinkedIn corporate channel used primarily for employer branding. The company is privately held, with no disclosed parent company, venture capital, or private equity sponsorship identified in the available source material.

Name

Lighthouse Property Management

Legal name

Lighthouse Property Management, Inc.

Website

https://lighthousepropertymanagement.com

Company type

Private

Founded year

1997

Operating status

Operating

Headcount range

51–100 employees

Short description

Lighthouse Property Management is a privately held, Los Angeles–based multifamily real estate operator founded in 1997 that acquires, rehabilitates, rebrands, and manages value-add apartment communities across five to six U.S. markets, serving residential renters and value-add property investors with 3,000+ managed units.

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)

Keywords

• Multifamily property management
• Apartment management services
• Residential rental management
• Value-add apartment management
• Resident services platform

Headquarters

HQ city

Pacific Palisades

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

Revenue model

1. Rental Income: Revenue from managing multifamily residential properties across 3,000+ units in five markets. LPM acquires, rehabilitates, rebrands, and manages value-add apartment communities.
2. Resident Liability Program: $14.95 monthly fee per resident for liability coverage that satisfies the $100,000 lease requirement, partnered with POPIC, LLC
3. Personal Contents Program: $5 monthly fee providing $5,000 of personal contents coverage per resident, partnered with Habitat Specialty

Pricing tiers

Go-to-market motion1 record

Distribution channels3 records

Marketing channels4 records

Core offering

Lighthouse Property Management is a third-party multifamily property management company that manages more than 3,000 apartment units across California, Florida, Tennessee, Texas, Nevada, and Indiana on behalf of value-add property owners and investors. It delivers day-to-day operations including leasing, resident services, online rent payment via the Yardi RentCafe platform, and complementary resident protection programs (Resident Liability Program and Personal Contents Program).

Product overview

Lighthouse Property Management operates a portfolio of 15+ apartment communities across five U.S. markets (California, Florida, Tennessee, Texas, Nevada). The core offering is institutional-quality multifamily property management, supplemented by resident-facing services including an online Resident Portal for account management and payments, a Resident Liability Program (RLP) partnered with POPIC, and a Personal Contents Program (PCP) partnered with Habitat Specialty. Environmental initiatives include conservation programs and smoke-free policies. The platform provides searchable property listings across branded communities including Fusion-branded properties (Fusion Orlando, Fusion Crossroads, Fusion Fort Worth, Fusion Hollywood, Fusion Encore Hollywood, Fusion Warner Center, Fusion Las Vegas), Watermarc, Mandarin Bay Apartments, Stadium 700, The Canvas, State Street Flats, and others.

Differentiator

Problem solved

Functional benefit

Named customers1 record

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Partnerships

Three partnerships are on record, tiered core.

• POPIC, LLCcoreStrategic or Co-development PartnerPOPIC, LLC provides the Resident Liability Program (RLP) for LPM residents. This partnership enables LPM to offer residents affordable liability coverage ($14.95/month) that satisfies their $100,000 lease requirement, covering accidental damage from fire, smoke, water, or sewer/drain backup.
• Habitat SpecialtycoreStrategic or Co-development PartnerHabitat Specialty provides the Personal Contents Program (PCP) for LPM residents. This partnership offers $5,000 of personal contents coverage at $5/month, protecting residents' belongings from fire, smoke, lightning, windstorm, water damage, and burglary.
• Yardi Systems (RentCafe)coreTechnology or IntegrationYardi Systems provides the RentCafe technology platform powering LPM's website, property listings, online leasing, resident portal, and property management operations.

Scale indicators2 records

Recent moves6 records

Expansion highlights5 records

Broad incumbents

• JLL (Jones Lang LaSalle): Global real estate services and investment management firm offering multifamily property management as part of a broader commercial real estate platform. Overlapping capability but operates across all CRE asset classes, not specializing in multifamily.
• Cushman & Wakefield: Global commercial real estate services firm offering property management (multifamily included), investment sales, and valuation services. Broader incumbent with overlapping multifamily management services but a much wider service portfolio.

Direct peers

• FPI Management: Multifamily property manager with ~50K+ units focused on value-add acquisitions across California and other Western U.S. markets. Directly comparable operating thesis — acquire and reposition underperforming multifamily assets.
• Greystar Real Estate Partners: Largest multifamily property manager and operator globally (~300K+ units under management). Directly comparable business model of third-party management plus investment/acquisition of multifamily assets across U.S. markets — LPM is essentially a regional sub-scale version of Greystar's operating platform.
• Asset Living: Top-5 U.S. multifamily property manager with 100K+ units across Sun Belt-heavy markets. Closely comparable in geographic strategy, third-party fee management model, and value-add investment activity.
• Lincoln Property Company: National multifamily property manager and developer with ~200K+ units. Highly comparable — operates value-add acquisitions and provides institutional-quality management across multiple Sun Belt markets directly overlapping LPM's footprint.
• RPM Living: Multifamily property manager with 50K+ units, headquartered in Texas with strong presence in Nashville, Dallas, and other Sun Belt markets directly overlapping LPM's footprint. Comparable third-party management plus value-add acquisitions.
• Bell Partners: Multifamily investment and management firm operating ~65K+ units across the U.S. Sun Belt. Directly comparable as a value-add acquirer and operator with institutional-quality processes.
• Apartment Management Consultants (AMC): Multifamily property management firm managing tens of thousands of units, with strong Sun Belt and Texas presence. Comparable third-party fee management and acquisition-rehab operating model.
• BH Management Services: Top-10 U.S. multifamily property manager (~100K+ units) with strong Sun Belt presence. Comparable scale-up trajectory and institutional-quality operating model.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat4 records

Key risks5 records

Key highlights5 records

Customer concentration

• LinkedInlinkedin.com/company/lpm-lighthouse-property-management

Revenue estimate

Valuation estimate

Number of profiles

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 Lighthouse Property Management