Eagle View Partners

What Eagle View Partners does

Eagle View Partners is a vertically integrated, founder-owned real estate company headquartered in Cedar Falls, Iowa, founded in 2011/2012 by Mark and Audrey Kittrell. The firm operates four interconnected divisions: Eagle View Development (mixed-use, multifamily, multigenerational neighborhood projects), Eagle View Properties (property management for residential, commercial, and industrial assets, including marketing, leasing, tenant management, accounting, maintenance, concierge, and emergency response), Eagle View Hospitality (operating The Black Hawk Hotel, Bar Winslow, and River Place Plaza), and Eagle View Capital (direct investment offerings in professionally managed real estate). Over its history Eagle View has delivered 160+ upper-market residential units, 80,000+ sf of commercial space, and signature developments including River Place (a 7-acre brownfield redevelopment in Cedar Falls, 2012-2020), 302 Main Street (Cedar Falls, 2018-2021), and Broad and Main (Marion, Iowa, 2020-2022), with 100+ additional residential units currently in the development pipeline.

The business model combines project-based development economics, recurring property management and leasing fees, hospitality operating income from lodging and food & beverage venues, and capital raised through direct investor offerings serviced via an AppFolio-powered investor portal. Eagle View markets through its company website, the investor portal, and organic community programming at assets like River Place Plaza. Technology infrastructure is limited to third-party SaaS adoption (AppFolio) and in-house property management systems developed over the firm's decade of operation; there are no disclosed AI/ML capabilities, patents, APIs, or proprietary platforms. Ownership is concentrated with the Kittrell family, and the management team of 11-50 employees spans executive, legal, leasing, project management, hospitality, and maintenance roles.

The firm competes on community integration through public/private partnerships, the irreplaceability of historic hospitality assets (The Black Hawk Hotel is described as the second longest operating hotel in the country), and a focused Midwest geographic thesis targeting fast-growing Iowa towns. Customer segments are hybrid: individual real estate investors, tenants and residents, Midwest communities and municipal stakeholders, and third-party property owners. Pricing is project-based for development and investment, and not publicly disclosed for property management or hospitality services. Revenue, funding, and ownership structure beyond the founding family are not publicly disclosed.

Name

Eagle View Partners

Legal name

Eagle View Partners

Website

https://eagleview.co

Company type

Private

Founded year

2012

Operating status

Operating

Headcount range

11–50 employees

Short description

Eagle View Partners is a vertically integrated, founder-owned real estate company in Cedar Falls, Iowa that develops, manages, and operates residential, commercial, and hospitality properties across Midwest communities while offering direct real estate investment opportunities through its capital division.

Ownership category

akta.pro rank

Headquarters

HQ city

Cedar Falls

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, Others

Distribution channels1 record

Marketing channels3 records

Core offering

Eagle View Partners is a vertically integrated real estate company that develops, manages, and invests in residential, commercial, and mixed-use properties in Midwest communities. Its services span real estate development (multifamily, mixed-use neighborhood projects), property management (residential, commercial, industrial), hospitality management (The Black Hawk Hotel, Bar Winslow, River Place Plaza), and asset management (Eagle View Capital direct investment offerings).

Product overview

Eagle View Partners operates as a vertically integrated real estate company offering four interconnected core services: Real Estate Development Services (specializing in multifamily, mixed-use neighborhood projects), Property Management Services (managing residential, commercial, and industrial assets), Hospitality Management Services (operates branded properties), and Asset Management Services (enabling direct investor access to real estate assets). The company manages a portfolio of branded hospitality properties including The Black Hawk Hotel, Bar Winslow, and River Place Plaza, alongside development projects such as River Place, 302 Main Street, and Broad and Main. The company primarily operates in Iowa (Cedar Falls, Marion, Waterloo) with a focus on transforming Midwest communities into vibrant destinations.

Differentiator

Problem solved

Functional benefit

Brands

• The Black Hawk Hotel: Historic hotel operated by Eagle View Hospitality - described as the second longest operating hotel in the country.
• Bar Winslow
• River Place Plaza

Products and services

• Real Estate Development Services Real estate development services specializing in multifamily, multigenerational, and mixed-use neighborhood projects across Midwest communities, including brownfield redevelopment, with a portfolio of over 160 upper-market residential units and 80,000+ square feet of commercial space delivered through public/private partnerships.
• Property Management Services Comprehensive property management for residential, commercial, and industrial properties, including marketing and leasing, tenant management, property and owner accounting, maintenance management, in-house maintenance, community building, concierge services, and emergency response, for property owners and association boards.
• Hospitality Management Services Hospitality management services focused on Midwestern hospitality and local culture, managing distinctive properties with thoughtful design, excellent service, and distinctive food and drink offerings through Eagle View Hospitality.
• Asset Management Services (Eagle View Capital) Asset management services providing direct investment opportunities in professionally managed real estate assets through Eagle View Capital, allowing individual and institutional investors to add safety and diversity to their investment portfolios via ownership in fast-growing Midwest markets, with investor portal access via AppFolio Investment Management.
• The Black Hawk Hotel Historic hospitality property in Cedar Falls, Iowa, offering modern luxury while honoring its distinguished history, operated by Eagle View Hospitality.
• Bar Winslow Craft cocktail bar with live jazz music, part of Eagle View Hospitality's portfolio featuring distinctive food and drink that exemplifies modern Midwestern hospitality.
• River Place Plaza Events venue at the River Place development that serves as the heart of the neighborhood, hosting community events and offering distinctive event spaces.
• River Place A seven-acre mixed-use brownfield redevelopment project in Cedar Falls, Iowa, featuring a 4-property multigenerational neighborhood with 200+ residents and 40,000+ square feet of retail/office space, anchored by the River Place Plaza.
• 302 Main Street Three-story commercial property developed on a quarter-block site in Cedar Falls Downtown District, designed with walkable pedestrian programming typical of a Main Street address.
• Broad and Main Mixed-use neighborhood in Marion, Iowa, developed on the site of a dilapidated strip mall, accelerating Uptown Marion while paying homage to its history as the original railroad depot location in the late 1800s.

Quantifiable outcome

• 160+ upper market residential units developed successfully
• +2 more outcomes

Named customers3 records

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration1 record

Scale indicators7 records

Recent moves6 records

Expansion highlights5 records

Regional players

• McWhinney: Loveland, Colorado-based real estate investment and development firm focused on mixed-use, hospitality, and master-planned communities in the Mountain West and Midwest; comparable placemaking, hospitality, and mixed-use orientation but in different geographies.
• Broadmoor Capital Partners: Midwest-based (Iowa-adjacent) real estate investment and operating company with hospitality and mixed-use exposure; comparable as a regional integrated operator, though slightly different scale and focus.

Direct peers

• Hubbell Realty Company: Iowa-based (Cedar Rapids / West Des Moines) multifamily and commercial developer and property manager; the closest in-state peer to Eagle View, operating with a similar development-plus-management integrated model in Midwest secondary markets.
• The Annex Group: Indianapolis-based real estate developer and operator focused on mixed-use and multifamily communities; comparable mid-sized Midwest integrated developer/manager profile.
• Milhaus: Indianapolis-based mixed-use multifamily developer and operator with a placemaking-driven thesis; comparable to Eagle View in building mixed-use, multigenerational neighborhoods across Midwest secondary markets.
• Flaherty & Collins Properties: Indianapolis-based multifamily and mixed-use developer, owner, and manager with a strong Midwest footprint; directly comparable to Eagle View's development and property management integrated model.
• Sherman Associates: Minneapolis-based real estate developer and operator spanning multifamily, hospitality, and mixed-use; particularly comparable because it combines development with branded hospitality operations, similar to Eagle View's Hospitality division.
• Continental Properties: Milwaukee-based multifamily and retail developer with national reach but deep Midwest roots; comparable mix of development, mixed-use projects, and on-site property management.

Others

• AppFolio: Cloud-based property management and investor management software platform; Eagle View uses AppFolio Investment Management for its investor portal, making AppFolio a key technology enabler rather than a competitor.

Broad incumbents

• KBS Realty Advisors: National commercial real estate investment and asset manager; comparable to Eagle View Capital on the investment/asset management side, but operates at significantly larger scale across multiple property types nationally.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat4 records

Key risks5 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/eagle-view-partners-lc

Revenue estimate

Valuation estimate

Number of profiles

Profiles12 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 Eagle View Partners