Business Model
OpCo / PropCo
Nimble separates the operating company from property-level entities. This structure aligns incentives, isolates risk, and creates clear value for every participant.
OpCo
Nimble Development LLC
The operating company. Owns the expertise, the technology, the relationships, and the construction capability. Earns fees for managing projects and a share of profits for creating value.
OpCo provides:
PropCo
Per-project entity (LLC per deal)
Each property or project sits in its own LLC. This entity owns the dirt, holds the loan, and distributes returns. Clean asset isolation means one project's risk never bleeds into another.
PropCo holds:
How it flows
Deal Identified
OpCo sources, underwrites, and validates the opportunity using proprietary analytics.
PropCo Formed
A new LLC is created for the deal. Investor capital and construction financing flow into this entity.
OpCo Executes
Nimble manages construction, cost tracking, and timeline. Earns management fees from PropCo for services rendered.
Value Created
Upon sale or stabilization, PropCo distributes: first to investors (preferred return), then profit split between LP and GP.
Why this structure matters
Aligned Incentives
OpCo only profits when PropCo succeeds. Management fees cover costs; the real upside comes from profit participation. We eat what we cook.
Risk Isolation
Each deal is a separate legal entity. A problem on one project doesn't threaten others. Investors know exactly which asset their capital supports.
Scalable Platform
OpCo capabilities improve with every project. Technology, processes, and relationships compound over time while each PropCo stands alone.
Interested in partnering?
We're building a portfolio of new-construction homes in North-Central California and looking for aligned capital partners.
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