Durable Income from
Everyday Real Estate

We acquire well-located commercial properties that serve daily needs and produce dependable cash flow.

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The Opportunity

The Real Estate Behind Daily Life

Daily life runs on ordinary real estate: the neighborhood center where you pick up dinner, the small warehouse behind a local contractor, the data center that delivers this page. We target properties whose demand comes from everyday needs: strip retail, flex industrial, and enterprise and edge data centers, because ordinary demand is what endures.

Strip Retail: Our Main Focus, in Three Facts

Ownership is extremely fragmented

8 of 10 purchases are made by private buyers1

Almost nothing new is getting built

Under 1% of supply added per year2

Well-run properties create value by pricing to market

Leases renew every 3 to 5 years

Properties larger than what most private buyers can reach, yet smaller than what established institutions target.

Where this fits on the risk map →

Approach

How Capital Gets Put to Work

Our process is simple to describe and demanding to execute: underwrite with discipline, acquire what fits, and manage for the long term.

We Underwrite

We do the work ourselves: real rents, real expenses, conservative assumptions. Agile investment committee, straight answers, no retrading.

We Acquire

We target well-located strip retail and flex industrial properties across Texas, between $2M and $10M, with service tenants that meet daily needs.

We Manage

Transparent governance, rigorous reporting, and an organizational structure designed to keep interests aligned.

Acquisition Criteria

Target Properties

Asset Types

Strip retail first

Flex industrial, selectively. Data centers, case by case.

Deal Size

$2M to $10M

Single assets or small portfolios.

Markets

Texas

Established, high-income trade areas across the state's major metros.

Location First

The value is in the location

An older asset is fine when the location is prime.

Profile

Stabilized or value-add

Service tenants meeting daily needs.

Disciplined Process

Principal-led underwriting

Committee-backed decisions.

Have a property that fits? Get in touch

The Team

Who You Work With

Founded by a team with deep experience in real estate investment, finance, and asset management.

With extensive track records in portfolio management and development across the United States and Latin America, we focus on what we do best: identifying the right assets, structuring sound investments, and managing portfolios for the long term.

Our governance is designed so that interests stay aligned from the beginning.

Daniel Villalobos
Daniel Villalobos
Co-Founder

Previously served as Chief Financial Officer at a real estate private equity firm, where he oversaw five funds and grew the portfolio to over US $400M in assets under management.

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Jorge Guajardo
Jorge Guajardo
Co-Founder

Previous Director of Finance & Asset Management at a Texas real estate firm, where he led 15 development projects, growing the portfolio to over US $170M in AUM.

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Polo López
Polo López
Co-Founder

Previous Head of Development at a real estate private equity firm, where he led development, finance, and strategy for over 30 projects representing over US $2B in sales.

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Our Principles

D-RIVEI

These principles define who we are and how we work. Everything we do starts here.

Discipline

We roll up our sleeves and work until we reach our objectives.

Respect

We build relationships on trust, respect, and commitment.

Integrity

We speak truthfully, act consistently, and seek fairness.

Vision

We view our work as a bridge to making the world a better place.

Excellence

We hold ourselves to the highest possible standards.

Innovation

We innovate to become ever-more practical and efficient.

Get in Touch

Let's Connect

Whether you have a property to share or a question to ask, tell us what's on your mind.

Prefer email? Write to us directly at [email protected].

1 Source: Matthews Real Estate Investment Services and ICSC, unanchored strip retail transaction data, 2025. Private-buyer share of purchases ranges from 79% to 88% by region.

2 Source: CoStar and CBRE U.S. retail market data, 2025. Annual new deliveries as a share of existing inventory. Market conditions vary by geography and segment.

This website is for informational purposes only and does not constitute an offer to sell, or a solicitation of an offer to buy, any security or investment product. Securities, if offered, are offered only to qualified investors through confidential offering documents in reliance on exemptions from registration under Regulation D of the Securities Act of 1933, as amended. No offer is made to any person in any jurisdiction where such offer would be unlawful. Past performance is not indicative of future results. Any market data or industry statistics cited herein are derived from third-party sources believed to be reliable but are not guaranteed. Forward-looking statements involve risks and uncertainties and actual results may differ materially. Prospective investors should consult their own legal, tax, and financial advisors before making any investment decision.