Real Estate Manager at Gymreapers Nampa, ID
Carlsbad Tech, Nampa, Idaho, United States, 83687
Real Estate Manager job at Gymreapers. Nampa, ID.
Location: Boise / Treasure Valley (with portfolio expansion) Reports to: Owner / Principal Manages: Property managers (internal or third-party), vendors, leasing partners
Role Summary The Real Estate Manager is responsible for end-to-end ownership execution of the real estate portfolio, spanning industrial, light industrial, retail and multifamily assets. This role owns operations, financial performance, capital projects, leasing execution, and value-add initiatives, with a mandate to maximize NOI, control risk, and prepare assets for long-term hold or strategic exit.
This is a hands-on, principal-aligned role suited for someone who thinks like an owner, moves fast, and can scale systems as the portfolio grows toward $100M+ AUM.
Core Responsibilities Asset & Portfolio Management
Own day-to-day performance of all real estate assets (industrial + multifamily)
Drive NOI growth through rent optimization, expense control, and vacancy reduction
Build and manage annual operating budgets, forecasts, and variance reporting
Maintain real-time visibility into DSCR, cash-on-cash returns, and debt covenants
Prepare quarterly portfolio reviews for ownership
Property Operations & Oversight
Direct oversight of third-party property managers or internal onsite staff
Set KPIs for leasing velocity, delinquency, maintenance response times, and tenant satisfaction
Approve major expenses, contracts, and service agreements
Ensure regulatory compliance (local, state, federal) across asset classes
Handle escalations involving tenants, municipalities, or vendors
Capital Projects & Value-Add Execution
Lead renovation, repositioning, and redevelopment projects
Manage GC bids, scopes of work, timelines, and capex budgets
Oversee unit turns, common area upgrades, exterior improvements, and industrial TI builds
Track capex ROI and stabilize assets post-renovation
Leasing & Revenue Growth
Partner with brokers and leasing agents on:
Industrial lease negotiations
Multifamily rent increases and unit mix optimization
Approve lease structures, concessions, TI allowances, and renewal strategies
Identify opportunities for:
Rent resets
Ancillary income (storage, parking, NNN recoveries, etc.)
Acquisitions & Dispositions Support
Support underwriting during acquisitions (ops assumptions, capex, rent comps)
Assist with due diligence, transition plans, and post-close execution
Prepare assets for refinance or sale (data rooms, operating history, NOI normalization)
Systems, Process & Scale
Implement portfolio-wide systems for:
Property management software
Vendor tracking
Preventative maintenance
Reporting dashboards
Standardize SOPs across all assets to support scale
Prepare the platform to support future vertical integration or in-house management
Key Performance Indicators (KPIs)
NOI growth YoY
Vacancy rate & lease-up velocity
Expense ratio vs budget
Capex delivered on time & on budget
Rent growth vs market
Tenant retention & delinquency rates
Portfolio cash flow predictability
Ideal Candidate Profile Experience
5–10+ years in real estate or asset management
Direct experience with:
Multifamily (10–100 units)
Industrial / light industrial assets
Proven execution on value-add projects
Skill Set
Strong financial acumen (budgets, pro formas, capex modeling)
Comfortable negotiating leases, vendor contracts, and construction scopes
Operationally obsessive but commercially aggressive
High accountability, low ego, owner-aligned mindset
Personality Fit
Thinks like a principal, not an employee
Comfortable being the “bad guy” when enforcing standards
Moves fast, follows through, and builds leverage through systems
Long-term oriented (builds assets, not resumes)
Pilon Corporation LLC is an equal opportunity employer. All qualified applicants will receive consideration for employment without regard to race, color, religion, sex, age, national or ethnic origin, disability, as well as any other characteristic protected by federal, provincial, or local law.
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Location: Boise / Treasure Valley (with portfolio expansion) Reports to: Owner / Principal Manages: Property managers (internal or third-party), vendors, leasing partners
Role Summary The Real Estate Manager is responsible for end-to-end ownership execution of the real estate portfolio, spanning industrial, light industrial, retail and multifamily assets. This role owns operations, financial performance, capital projects, leasing execution, and value-add initiatives, with a mandate to maximize NOI, control risk, and prepare assets for long-term hold or strategic exit.
This is a hands-on, principal-aligned role suited for someone who thinks like an owner, moves fast, and can scale systems as the portfolio grows toward $100M+ AUM.
Core Responsibilities Asset & Portfolio Management
Own day-to-day performance of all real estate assets (industrial + multifamily)
Drive NOI growth through rent optimization, expense control, and vacancy reduction
Build and manage annual operating budgets, forecasts, and variance reporting
Maintain real-time visibility into DSCR, cash-on-cash returns, and debt covenants
Prepare quarterly portfolio reviews for ownership
Property Operations & Oversight
Direct oversight of third-party property managers or internal onsite staff
Set KPIs for leasing velocity, delinquency, maintenance response times, and tenant satisfaction
Approve major expenses, contracts, and service agreements
Ensure regulatory compliance (local, state, federal) across asset classes
Handle escalations involving tenants, municipalities, or vendors
Capital Projects & Value-Add Execution
Lead renovation, repositioning, and redevelopment projects
Manage GC bids, scopes of work, timelines, and capex budgets
Oversee unit turns, common area upgrades, exterior improvements, and industrial TI builds
Track capex ROI and stabilize assets post-renovation
Leasing & Revenue Growth
Partner with brokers and leasing agents on:
Industrial lease negotiations
Multifamily rent increases and unit mix optimization
Approve lease structures, concessions, TI allowances, and renewal strategies
Identify opportunities for:
Rent resets
Ancillary income (storage, parking, NNN recoveries, etc.)
Acquisitions & Dispositions Support
Support underwriting during acquisitions (ops assumptions, capex, rent comps)
Assist with due diligence, transition plans, and post-close execution
Prepare assets for refinance or sale (data rooms, operating history, NOI normalization)
Systems, Process & Scale
Implement portfolio-wide systems for:
Property management software
Vendor tracking
Preventative maintenance
Reporting dashboards
Standardize SOPs across all assets to support scale
Prepare the platform to support future vertical integration or in-house management
Key Performance Indicators (KPIs)
NOI growth YoY
Vacancy rate & lease-up velocity
Expense ratio vs budget
Capex delivered on time & on budget
Rent growth vs market
Tenant retention & delinquency rates
Portfolio cash flow predictability
Ideal Candidate Profile Experience
5–10+ years in real estate or asset management
Direct experience with:
Multifamily (10–100 units)
Industrial / light industrial assets
Proven execution on value-add projects
Skill Set
Strong financial acumen (budgets, pro formas, capex modeling)
Comfortable negotiating leases, vendor contracts, and construction scopes
Operationally obsessive but commercially aggressive
High accountability, low ego, owner-aligned mindset
Personality Fit
Thinks like a principal, not an employee
Comfortable being the “bad guy” when enforcing standards
Moves fast, follows through, and builds leverage through systems
Long-term oriented (builds assets, not resumes)
Pilon Corporation LLC is an equal opportunity employer. All qualified applicants will receive consideration for employment without regard to race, color, religion, sex, age, national or ethnic origin, disability, as well as any other characteristic protected by federal, provincial, or local law.
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