Core 3

What Core 3 does

Core 3 Residential Real Estate is a privately held, third-party property management firm founded in 2011 (firmographic data lists 2010) and headquartered in Bloomington, Illinois. The company serves two primary customer groups in Central Illinois: property owners who outsource management of residential rental portfolios and individual renters seeking housing in Bloomington-Normal, Peoria, and Springfield markets. Core 3 manages approximately 102 active rental listings spanning apartments, townhomes, and single-family homes, with operations across three regional offices and a team of roughly 11–50 employees including a VP/Designated Managing Broker and area managers for each market.

The company's core offering is full-service residential property management, including tenant screening, lease execution, rent collection, 24-hour maintenance coordination, and financial reporting. All tenant- and owner-facing interactions are delivered through the AppFolio property management platform, providing web and mobile (iOS/Android) portals for online rent payment, maintenance requests, document access, and owner statements. Core 3 also operates or is affiliated with several adjacent lines: Corescapes (in-house landscaping and grounds maintenance), SVN | Core 3 (commercial real estate brokerage), Core 3 Storage (resident storage unit rentals), and a residential real estate brokerage at core3re.com. Marketing is supported by in-house graphic design and video production, with listings syndicated across more than 30 external websites.

Core 3 monetizes primarily through management service fees on the rent roll under management, supplemented by application fees ($60–$65), leasing commissions, pet fees ($500 non-refundable where permitted), and revenue from adjacent landscaping and storage services. The go-to-market motion is direct-to-consumer: property owners and prospective renters are acquired through the company's website, SEO-optimized location pages, social media, and word-of-mouth referrals, with three physical offices serving as walk-in points of contact. No standardized public pricing exists; management agreements are customized to each owner's portfolio. The company has not disclosed any external funding and appears to be founder-led and operationally self-funded.

Name

Core 3

Legal name

Core 3 Residential Real Estate

Website

https://core3pm.com

Company type

Private

Founded year

2011

Operating status

Operating

Headcount range

11–50 employees

Short description

Core 3 is a privately held, third-party residential property management firm founded in 2011, serving property owners and renters across Central Illinois from offices in Bloomington, Peoria, and Springfield with approximately 102 active rental listings managed via the AppFolio platform.

Ownership category

akta.pro rank

Headquarters

HQ city

Bloomington

HQ country

United States

HQ region

North America

Offices3 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Property Management Services: Core 3 charges property owners for professional management services including tenant screening, lease management, rent collection, maintenance coordination, landscaping, and financial reporting. They offer custom management agreements tailored to individual property owner needs.

Pricing tiers

Go-to-market motion1 record

Distribution channels3 records

Marketing channels4 records

Core offering

Core 3 is a third-party residential property management company operating in Central Illinois. It manages apartments, townhomes, and single-family rentals on behalf of property owners, handling tenant screening, lease agreements, rent collection, 24-hour maintenance coordination, and financial reporting. Complementary offerings include residential real estate buying/selling, commercial real estate through sister company SVN | Core 3, and in-house landscaping via Corescapes.

Product overview

Core 3 is a third-party property management company serving Central Illinois with three office locations in Bloomington, Peoria, and Springfield. The company operates as a single unified service offering centered on Residential Property Management, which encompasses tenant screening, lease management, rent collection, 24-hour maintenance coordination, and digital marketing. Complementary services include Residential Real Estate (buying/selling), Commercial Real Estate through its sister company SVN | Core 3, and Corescapes landscaping. All tenant and owner interactions are facilitated through AppFolio-powered web portals and mobile apps available on iOS and Android.

Differentiator

Problem solved

Functional benefit

Brands

• SVN | Core 3: Sister company specializing in commercial real estate services including office, retail, and industrial property transactions
• Corescapes
• Core 3 Storage

Products and services

• Residential Property Management Full-service third-party management of residential rental properties including apartments, townhomes, and single-family houses, covering tenant screening, lease agreements, rent collection, 24-hour maintenance coordination, marketing, and financial reporting for property owners in Central Illinois.
• Residential Real Estate Services

Quantifiable outcome

• Over 10 years managing properties for some owners
• +1 more outcomes

Named customers3 records

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 and minor.

• SVN | Core 3coreStrategic or Co-development PartnerSister company specializing in commercial real estate services including office, retail, and industrial property transactions. Provides expert guidance for clients expanding, relocating, or managing commercial assets in Central Illinois.
• CorescapescoreStrategic or Co-development PartnerIn-house landscaping team specializing in grounds maintenance and landscaping services for multi-family housing, business complexes, and HOAs. Elevates appeal and functionality of outdoor spaces for managed properties.
• Penske Truck RentalminorGTM or Marketing PartnerPenske truck rental located within Core 3 Bloomington parking lot offers 10% discount for new residents using promo code MOVE10. Convenient moving assistance for residents transitioning into new rentals.

Scale indicators3 records

Recent moves6 records

Expansion highlights5 records

Others

• SVN International Corp. Parent commercial real estate franchise network of which Core 3's sister company SVN | Core 3 is a member. Relevant as an affiliated/partner entity that provides commercial brokerage capabilities and shared brand infrastructure to Core 3's broader service offering.

Emerging players

• Mynd Property Management: Tech-enabled residential property manager using a proprietary platform for owner reporting and tenant servicing across multiple U.S. metros. Represents the technology-forward competitive threat Core 3 faces, though at larger national scale.
• Belong: Tech-driven residential property management company offering full-service management with a digital-first experience for owners and tenants. Comparable service stack to Core 3, differentiated by deeper technology investment and national footprint.

Broad incumbents

• RPM Living: Large, diversified property management firm operating across conventional multifamily, single-family rentals, and corporate housing. A broad incumbent whose single-family rental segment overlaps with Core 3's market.
• Greystar Real Estate Partners: Largest U.S. residential property manager and rental housing operator, with growing single-family rental exposure. While predominantly multifamily, Greystar's scale, technology, and institutional capital make it a long-term competitive reference point for regional PM firms.

Direct peers

• HomeRiver Group: National residential property management platform built largely through roll-up acquisitions of regional PM firms. Directly comparable in service offering and customer type; a likely consolidator that competes for the same regional owner accounts Core 3 serves.
• All County® Property Management: Franchise-based residential property management network with full-service offerings (marketing, tenant screening, rent collection, maintenance) targeted at small/mid-market landlords — directly comparable to Core 3's owner-facing value proposition.
• Real Property Management (RPM): National franchise network of residential property managers offering tenant placement, rent collection, maintenance, and owner reporting — effectively the same service stack Core 3 provides, but distributed through a franchise system across regional territories.
• Green Residential: Texas-based residential property management company operating a similar third-party, full-service model (tenant screening, maintenance, owner reporting) for single-family and small multifamily rentals. Closely comparable in service mix, customer segments (owners + renters), and portfolio scale (~hundreds of doors).
• Blue Castle Management: Regional residential property manager providing tenant placement, rent collection, and maintenance coordination for individual investors and small landlords — closely matches Core 3's service model and target customer (SMB owners of 1–20 units).

Market position

Strengths4 records

Weaknesses4 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles4 records

Subsidiaries3 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 Core 3