River Valley Property Management

What River Valley Property Management does

River Valley Property Management is a family-owned, full-service residential property management firm founded in 2009 and headquartered in Sacramento, California. The company manages single-family homes, condominiums, townhomes, and small multi-unit (2–4 unit) rental properties on behalf of individual and small-portfolio owners across Sacramento, Placer, and El Dorado counties. Led by founder Leisa Wells, who brings more than 30 years of industry experience and previously served as President of the Sacramento Chapter of the National Association of Residential Property Managers (NARPM) in 2009–2010, the firm operates with 13 employees and reports a sub-1% eviction rate alongside a 100% satisfaction guarantee.

The firm's operational platform is built on AppFolio Property Manager, a third-party SaaS suite that delivers accounting, maintenance tracking, and ACH-based rent collection, and powers both owner and tenant portals accessible via web and native iOS/Android applications. Listings are syndicated to more than 200 rental marketplaces and aggregators to drive tenant placement, while the owner-facing portal distributes monthly statements, year-end 1099 tax packets, and direct deposit.

Revenue is generated through three fee streams: a flat $125 per-property monthly fee for ongoing management; a tenant placement fee equal to 50% of one month's rent; and a $150 fee per lease renewal. The firm is privately held, has no public funding history, and has not pursued acquisitions or expansions beyond the three-county Greater Sacramento service area.

Name

River Valley Property Management

Legal name

River Valley Property Management

Website

https://rivervalleypropertymanagement.com

Company type

Private

Founded year

2009

Operating status

Operating

Headcount range

11–50 employees

Short description

River Valley Property Management is a family-owned, full-service residential property management firm founded in 2009 in Sacramento, California, serving individual and small-portfolio owners across Sacramento, Placer, and El Dorado counties through a flat-fee per-property model.

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Residential Property Managers (531311)

SIC

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

akta.pro primary industry

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

akta.pro secondary industry

Multifamily (Apartment) Property Management (BPAJAGAD)

Keywords

• Residential property management
• Tenant screening services
• Rent collection services
• Lease renewal management
• Tenant placement services

Headquarters

HQ city

Sacramento

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

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

Revenue model

1. Monthly Property Management Fees: Flat monthly fee of $125 per property for ongoing property management services including tenant management, rent collection, maintenance coordination, and financial reporting.
2. Tenant Placement Services: One-time fee of 50% of one month's rent for finding and placing qualified tenants, including screening, lease preparation, and move-in coordination.
3. Lease Renewal Fees: $150 per lease renewal for processing and executing renewed tenant leases.

Pricing tiers

Go-to-market motion3 records

Distribution channels3 records

Marketing channels5 records

Core offering

River Valley Property Management delivers full-service residential property management for single-family and multi-family homes throughout the Sacramento region, including tenant screening, rent collection, property maintenance coordination, financial reporting, lease renewals, and 24/7 emergency response. Owners and tenants interact with the company through AppFolio-powered online portals for account management, rent payment, maintenance requests, and statements. Additional services include tenant placement (50% of one month's rent), lease renewals ($150), and a free rental market analysis.

Product overview

River Valley Property Management operates as a single, unified full-service property management offering built around its core tenant and owner portal platforms powered by AppFolio Property Manager. The portfolio consists of the primary property management service supplemented by Online Tenant Portal and Online Owner Portal modules for digital account management. Additional services include tenant placement (50% of one month's rent), lease renewals ($150), and free market analysis. The company specializes in single-family and multi-family residential properties throughout Sacramento, Placer, and Eldorado counties, serving both property owners and tenants through a combination of technology-enabled online portals and professional on-the-ground management services.

Differentiator

Problem solved

Functional benefit

Products and services

• Full-Service Property Management Comprehensive residential property management for single-family and multi-family homes throughout the Sacramento region, including tenant screening, rent collection, maintenance coordination, financial reporting, and 24/7 emergency response. Offered at a flat $125 monthly fee per property to residential landlords and investors.
• Online Tenant Portal Web and mobile application that lets residential tenants pay rent online, submit maintenance requests, communicate with management, and manage their rental accounts from any device. Built on the AppFolio Property Manager SaaS platform.
• Online Owner Portal Owner-facing dashboard for property owners to view financial statements, access documents, set up payment options, monitor property performance, and communicate with management. Powered by AppFolio.
• Tenant Placement Services Comprehensive tenant sourcing and placement services including property marketing, vacancy advertising across 200+ websites, showing coordination, application screening, lease preparation, and tenant qualification. One-time fee of 50% of one month's rent.
• Lease Renewal Services Lease renewal management services at $150 per renewal, including updated lease preparation and tenant re-qualification.

Quantifiable outcome

• Less than 1% eviction rate
• +1 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

Partnerships

One partnership is on record.

• NARPM (National Association of Residential Property Managers)coreOthersProfessional industry association. Founder Leisa Wells served as President of NARPM Sacramento chapter in 2009 and 2010. Company maintains active board participation and professional membership.

Scale indicators4 records

Recent moves5 records

Expansion highlights4 records

Broad incumbents

• FirstService Residential: FirstService Residential is a large national residential property management firm. While it skews toward HOA and high-rise condo management, it competes in the broader Sacramento residential PM market and represents the scale benchmark River Valley is up against.
• Greystar Real Estate Partners: Greystar is the largest U.S. apartment and residential property manager, operating nationally with significant scale advantages. Serves as a broad incumbent reference point for how institutional PM firms compete on technology, pricing, and portfolio scale.

Emerging players

• Doorstead: Doorstead is an emerging tech-enabled property management company offering guaranteed-rent and full-service management for residential owners. Targets the same SMB investor segment as River Valley with a differentiated, tech-forward proposition.
• Belong (Homebase): Belong is a tech-forward residential property management startup focused on SFR with guaranteed-rent offerings. Comparable to River Valley in serving small/mid residential portfolios but competes via differentiated technology and tenant experience.

Direct peers

• Real Property Management: Real Property Management is a franchised residential property management network serving SFR and small multifamily owners. Comparable to River Valley in offering full-service management with local franchise operators using AppFolio-like technology stacks.
• PMI (Property Management Inc.): PMI is a franchised residential and light commercial property management brand. Comparable to River Valley in targeting small/mid-sized owners with full-service management, recurring fees, and similar value proposition around local trust and professionalism.
• Mynd Management: Mynd is a residential property management company focused on single-family rentals and small multifamily portfolios, using a tech-enabled operating model. Overlaps directly with River Valley's SFR and small multifamily focus and recurring fee structure.
• HomeRiver Group: HomeRiver Group is a residential property management company managing single-family and multifamily properties across multiple states. Comparable to River Valley in service mix (tenant placement, lease management, owner reporting) and customer base of small/mid-portfolio investors.
• Evernest: Evernest is a tech-enabled residential property management company operating across multiple U.S. markets with similar full-service offerings (tenant screening, rent collection, maintenance). Comparable to River Valley in serving SFR and small multifamily owners with a recurring fee model.

Regional players

• Coldwell Banker Property Management (Coldwell Banker Realty): Coldwell Banker operates a residential property management arm with regional brokerages that include Sacramento. Comparable to River Valley in leveraging broker referrals and full-service offerings for residential owners, though distributed across national real estate brand.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat3 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/rivervalleypropertymanagement

Compliance1 record

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 River Valley Property Management