Off-Market Multifamily Transactions
When Discretion Matters

Off-market advisory · No public marketing · No bidding wars · Direct negotiations

Sellers Buyers
100-400 Units Institutional Standards 100% Off-Market Direct-to-Principal Atlanta Metro & Southeast

GildenRow is a digital matching platform for off-market multifamily control transfers, currently delivered through licensed advisory execution. We serve sellers requiring absolute confidentiality where public exposure narrows optionality matched with execution-capable buyers with $10M+ committed capital and 30-60 day close capability.

2024 Established
100% Private

Our Process

Direct. Discrete. Efficient.

1
Situation
Timing constraints identified.
Discretion requirements assessed.
2
Match
ONE seller matched with
ONE qualified buyer ($10M+ capital, 30-60 day close).
3
Execute
Direct negotiation.
No bidding wars.
✔
Close
Target 45-60 days.
Secure & Confidential.
Process Details

What We Do Not Do

These constraints exist for one reason: to eliminate competition before it forms.

No Public Listings

Never exposed on MLS, LoopNet, or public databases.
Competition begins at exposure.

No Unvetted Buyers

We do not work with retail buyers or speculative capital.
Discipline preserves leverage.

No Bidding Wars

Direct negotiation only.
Re-trading collapses when bidding wars never start.

No "Shopping"

One seller. One buyer. Never circulated.
Discretion is structural, not cosmetic.

No Commission Chasing

Execution certainty over transaction volume.
We do not prioritize deal count over deal quality.

No Transactionalism

Long-term relationships over one-off executions.
Integrity compounds; transactions do not.

The Value of Discretion

"The marketplace is noisy. We provide the signal. No blasts, no boards, just the right counterparty when time compresses."
Precision
"Time kills deals. We compress the timeline from 'Interest' to 'Execution' into days, not months."
Velocity
"A private sale protects the asset's narrative. We ensure the market never knows why you sold, only that you won."
Protection

Execution Framework

For Sellers

Discretion > Pricing

  • Zero Market Exposure: Never listed or toured publicly.
  • One-to-One: No database blasts.
  • Protected Identity: Until mutual interest.
  • Speed: Target 45-60 day close.

For Buyers

Execution Certainty > Competition

  • Execution Windows: Before traditional brokers engage.
  • Direct Negotiation: No bidding wars.
  • Constrained Sellers: Sellers facing timing pressure.
  • Exclusive: Just you and the seller, when discretion is required.

Transaction Drivers

Capital Structure

Debt maturity, rate cap expiration, refinancing challenges.

Operational Dynamics

Occupancy decline, rent growth lag, deferred maintenance.

Partnership Issues

GP/LP conflicts, partner buyout, fund liquidation.

Market Timing

New supply pressure, employment base changes.

Portfolio Strategy

Geographic concentration risk, vintage rebalancing.

Regulatory & Legal

Rent control exposure, zoning changes, compliance.

Representative Scenarios

Illustrative examples reflecting typical control-transfer situations

These scenarios reflect typical 100-400 unit situations where confidential execution creates value. GildenRow's platform is purpose-built for this complexity level. Properties above 400 units are considered when situation and buyer alignment exist.

SCENARIO 1
Class B | 228 Units | Atlanta Suburb

Debt maturity in 7 months. Partnership dissolution pressure. Required quiet exit before lender repositioning.

Private buyer match: 54 days
SCENARIO 2
Class A | 156 Units | Core Augusta

DSCR approaching 1.20x covenant threshold. GP/LP tension over hold period extension. Discretion critical.

Private buyer match: 61 days
SCENARIO 3
Class B | 312 Units | Athens MSA

Rate cap expiration compressing cash flow. Silent partner seeking resolution. No public marketing acceptable.

Private buyer match: 47 days

All scenarios preserve complete seller confidentiality. No property exposure.

View detailed representative scenarios →

Confirm Execution Readiness

For Sellers For Buyers