DXE Properties

What DXE Properties does

DXE Properties is a value-oriented boutique real estate investment firm founded by Josh Eitingon and Donato Settanni, headquartered in Massapequa Park, NY. The firm targets multifamily real estate assets in the Southeast and Northwest US with significant physical or operational improvement opportunities, focusing on value-add acquisitions of properties unrenovated for 20-30 years, off-market deal sourcing, and active asset management rather than reliance on market appreciation. The portfolio spans 1,000+ apartments across markets including Georgia, South Carolina, North Carolina, Washington, Kentucky, and Florida, with notable holdings such as the 426-unit Candela Apartments, the 200-unit Coastal & Harper Landing, the 110-unit Enclave at Bluffton, and the $180M Millstream MLT West ground-up development in Mountlake Terrace, WA.

DXE earns revenue through three streams: ongoing asset management fees, acquisition and disposition transaction fees, and performance carry on successful property exits. The firm serves high-net-worth individuals and institutional capital allocators through direct investor relationships, with investor reporting delivered through an AppFolio portal. Marketing and capital formation are driven by a content-marketing blog, email newsletter, podcast appearances, and earned media in outlets including Yahoo Finance and Bisnow. Co-founder Donato Settanni brings institutional experience from Oxford Properties where he led the $2 billion St. Johns Terminal redevelopment, while Josh Eitingon leads acquisitions and financing with prior experience deploying $100M+ in multifamily capital. The firm identifies as a minority-owned business and reports $150M+ invested at a 35% realized IRR to date, with individual deal IRRs ranging from 9% to 87%.

Name

DXE Properties

Legal name

DXE Properties

Website

https://dxeproperties.com

Company type

Private

Operating status

Operating

Headcount range

1–10 employees

Short description

DXE Properties is a boutique multifamily real estate investment firm founded by Josh Eitingon and Donato Settanni, acquiring and managing value-add apartment properties in the Southeast and Northwest US for high-net-worth and institutional investors.

Ownership category

akta.pro rank

Headquarters

HQ city

Massapequa Park

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Asset Management Fees: The firm earns ongoing asset management fees from investor clients for managing acquired properties, implementing business plans, and driving operational performance improvements.
2. Acquisition and Disposition Fees: Fees earned on property acquisitions and sales as part of the investment lifecycle.
3. Performance Carry: Carried interest from successful property exits, evidenced by reported IRR returns to investors ranging from 9% to 87% on individual deals.

Go-to-market motion1 record

Distribution channels2 records

Marketing channels5 records

Core offering

DXE Properties is a boutique real estate investment firm that sources, acquires, and actively manages multifamily apartment properties for its investors. The firm pursues value-add opportunities, off-market acquisitions, and ground-up development in the Southeast and Northwest United States, pairing deal sourcing with hands-on asset management to drive property performance and investor returns.

Product overview

DXE Properties operates as a boutique real estate investment firm offering a portfolio of apartment and mixed-use investment properties rather than a unified technology product. The firm's investment offerings span value-add apartment complexes, new construction developments, and stabilized properties across Southeast and Northwest U.S. markets. Key properties include Millstream MLT West ($180M development), Candela Apartments (426-unit development), Enclave at Bluffton (110-unit new construction), Enclave @ West Ashley (71-unit value-add), SoCo Vinings Apartments, The Coastal & Harper Landing (200-unit), and Cedar Key Apartments. The company provides commercial acquisition and asset management services targeting assets with physical and operational upside opportunities, focusing on off-market acquisitions and major renovations of properties that have not been renovated in 20-30 years. DXE Properties is a minority owned business with over $150 million invested, 35% realized IRR to date, and over 1,000 apartments owned.

Differentiator

Problem solved

Functional benefit

Products and services

• The Coastal & Harper Landing
• Millstream MLT West
• Enclave @ West Ashley
• Enclave at Bluffton
• SoCo Vinings Apartments
• Candela Apartments
• Cedar Key Apartments
• Asset Management Services
• Commercial Acquisition Services

Quantifiable outcome

• 35% Realized IRR to date
• +2 more outcomes

Named customers2 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

Scale indicators4 records

Recent moves6 records

Expansion highlights5 records

Broad incumbents

• Greystar Real Estate Partners: Largest US multifamily operator, investor, and developer; broader scale and platform than DXE but overlaps in the same value-add acquisition, development, and asset management activities.
• JLL (Jones Lang LaSalle): Global real estate services and investment firm whose multifamily investment sales, capital markets, and asset management advisory capabilities overlap with the services DXE provides to its LPs.
• Crow Holdings Capital: Diversified real estate investment manager with multifamily and development activities across Sun Belt markets; comparable multifamily investment orientation at a larger, established scale.

Direct peers

• Veritas Investments: Real estate investment and management company operating value-add multifamily portfolios with active asset management, comparable in size and acquisition-to-operations vertical integration.
• Arium Real Estate Advisors: Private real estate investment firm specializing in multifamily value-add acquisitions and asset management in similar US regions; closely comparable acquisition and renovation model.
• Hamilton Zanze & Company: Private real estate investment firm focused on multifamily value-add acquisitions and asset management in US growth markets; closest peer in scale and strategy with similarly active renovation and operating-partner model.
• Cardinal Group Companies: Real estate investment, development, and property management firm with multifamily value-add and ground-up activities; comparable blend of acquisitions, asset management, and development capabilities.
• The Bascom Group: Mid-size multifamily value-add investment firm with a heavy-lift acquisition, renovation, and repositioning strategy across similar Sun Belt markets; comparable size, deal sourcing model, and active asset management approach to DXE.
• Sentinel Real Estate Corporation: Real estate investment management firm with multifamily acquisitions and long-term asset management; similar investment management business model serving institutional and high-net-worth investors.
• Pillar Income Asset Management: Real estate investment manager with multifamily acquisitions and active asset management; comparable business model pooling investor capital into direct real estate assets.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat3 records

Key risks6 records

Key highlights6 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 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 DXE Properties