Untapped potential in University Corridors
The smartest way to invest in student housing
Thesis: America’s great college corridors keep compounding demand—even when broader real estate cycles wobble. We acquire or develop 5+ bedroom, tech-enabled student homes within walking/short-shuttle distance of major universities, then operate them with 24/7 maintenance, remote monitoring, and monthly inspections—under five-year fixed investor contracts. It’s a neighborhood strategy with institutional discipline.
Why student housing, and why now?
Enrollment resilience + constrained supply have kept fundamentals strong. Recent industry reads point to rising rents and occupancy, with 2024/25 tracking solid growth as new deliveries lag pre-pandemic levels.
Texas and other education hubs continue to hit enrollment records, reinforcing long-run demand for beds surrounding flagship and regional campuses.
OFF CAMPUS Housing
1. hyper-local assets
2. standard five-year investor contracts
3. institutional discipline.
Denton, Texas: Our pilot corridor
University Drive (US-380) connects University of North Texas (UNT) and Texas Woman’s University (TWU)—a twin-anchor market where students overwhelmingly transition off-campus after year one. UNT alone reports ~46k students; the metro pipeline is durable.
Residency realities (translation: who can rent our homes):
UNT: first-year students are required to live on campus unless they qualify for a commuter exemption. After year one, off-campus living is the norm.
TWU: undergrads under 21 with <60 credit hours must live on campus unless exempt; above that threshold, off-campus is allowed.
Local compliance (we operate like adults): Denton continues to tighten landlord tracking and rental standards—exactly the regime we prefer because it penalizes sloppy operators and rewards our inspection-first model.
The Operating System (what we actually do)
Product
5–7 bed / 3+ bath houses configured for co-living (private bedrooms, shared premium kitchens and study lounges).
Technology & safety: biometric entry, mesh Wi-Fi, camera coverage in common areas, leak/CO/smoke sensors, and monthly condition reports sent to owners.
Service level: 24/7 maintenance and monitoring, scheduled inspections, and student/parent communication SLAs.
Who we house
21+ enrolled students (upper-division undergrads, grads, TAs) meeting our minimum criteria: valid ID, 600 credit score, and parent/sponsor co-signer if needed. This aligns cleanly with UNT/TWU off-campus policies and keeps delinquency risk low.
How investors participate
Five-year fixed investment contracts backed by real assets. Investors fund single-asset LLCs or fractional units; Ntare operates and reports. At maturity, we renew, refinance, or sell—investors realize cashflow plus appreciation.
The capital structure (built for control and clarity)
One property = one LLC (max 35 members). Interests are offered as a private placement (Reg D).
A licensed realtor acquires the asset; a licensed property manager runs it under our playbook; the manager subleases to students.
Monthly distributions (net of ops and reserves), quarterly reporting, annual K-1s.
We’re fanatics about separations of duty: licensed brokerage for acquisitions, licensed management for leasing/funds handling, NCF for portfolio governance.
The localization play (where we win on brand and occupancy)
College realtor partnerships act as our on-the-ground demand engine.
Hyper-local marketing showcases neighborhood businesses and city leadership; students see a landlord who’s present, not absentee.
Community integration (cleanup days, safety briefings, small-business discounts) compounds trust—and trust fills bedrooms.
Numbers that matter (Denton example)
Illustrative 5-bed home near University Drive
Gross potential rent (well-finished, furnished): $4,200/month → $50,400/year
Conservative vacancy (5%): $47,880 effective
Ops + maintenance + reserves (~30% blended): $14,364
NOI: $33,516 (before debt)
Rents in Texas student markets have shown persistent growth; in some metros, student rents have outpaced market-rate increases—evidence that proximity + purpose-built layouts command pricing power.
Note: figures are pro forma; actuals vary by block, finish level, and academic calendar. We underwrite property-by-property, and we publish the underwriting memo to investors before a raise.
Governance, compliance, and investor protection
Reg D private placements with Form D and state notice filings.
SPV accounting, trust-account handling, and annual third-party financial review.
City compliance (rental registration/inspections) and code-forward maintenance to stay ahead of municipal shifts.
The scale thesis: replicate corridor by corridor
We start in Denton (UNT/TWU), then deploy the same operating system across similar multi-campus corridors (Pittsburgh’s Forbes/Fifth; Cambridge’s Mass Ave; Huntsville’s University Blvd). The pattern is identical: dense academic demand, tight radii, disciplined inspections, and hyper-local partnerships.
What success looks like (5 years)
Zero tolerance for deferred maintenance.
Consistent occupancy from students who are permitted—and eager—to live off campus.
Transparent cashflow and clean exits per property-level LLC.
Measurable local impact (student safety, neighborhood pride, small-business lift).
Call to action
College Realtors & City Partners: Join our corridor partner list—co-market, co-solve, and co-win locally.
Parents & Students: Get pre-qualified for next term’s openings (21+, enrolled, ID; 600+ credit or co-signer).
Ntare Consulting & Financial — Operating University Corridor Living™ with institutional discipline and neighborhood soul.
DISCLAIMER: This content is provided for informational purposes only and does not constitute an offer or solicitation to sell any services or products. All protected services mentioned are performed exclusively by licensed partners who meet the required regulatory standards. Ntare Consulting makes no guarantees or warranties regarding outcomes and advises clients to seek professional advice tailored to their specific circumstances.