Palladius Capital Management · October 2026
Bringing 1031 investors to the Palladius DST
Prepared for Kirsten Stainer, Manish Shah and Shane Ndeda · DST first, with PREP 2024 · based on our October 20 call
Our understanding
Sponsor and operator
- $2B+ in transactions across 23 states
- Texas student housing for over 10 years
Led by Nitin Chexal
→
Priority 1
Palladius DST
- 1031 exchange vehicle, 506(c) under review
- $100K minimum, exchanges up to $15M
$41.4M of total equity
+
Priority 2
PREP 2024
- Three Texas student housing assets
- $750K minimum, five-year hold
Raising $25M by April 2027
$32.7M left in the DST
About 79% of the $41.4M is still to place, over at least 12 months.
$25M for PREP 2024
The amount still to raise by the end of April 2027.
No broker-dealer
You raise in-house without the 10% load, which leaves more of the return to investors.
Network tapped out
Your institutions are holding their real estate allocation, and CPA referrals convert slowly.
Palladius and Nitya: a similar approach
| Palladius | Nitya Capital | |
|---|---|---|
| Base | Texas focus: Austin, San Antonio, Houston, Waco | Houston headquarters, investing nationally |
| What they buy | Student housing and multifamily, value-add | Multifamily, value-add |
| How they run it | In-house construction and asset management | In-house operations and asset management |
| How they raise | In-house, no broker-dealer | In-house, directly from investors |
| Track record shown | $2B+ in transactions, 5M+ sq ft, 23 states | $3.0B under management, 79+ exits |
| Where they differ | 1031 exchangers, $100K DST minimum, $750K for PREP 2024 | Cash investors, 73% of leads chose $100–200K |
Nitya Capital is a Houston multifamily sponsor we raise capital for. Sources: palladius.com and nityacapital.com, October 2026.
What this approach produced for Nitya
Nitya Capital · one multifamily offering · August 4 to October 1, 2026
411 leads
Investors who passed the qualification form.
144 booked calls
About 73 a month on the Nitya team’s calendar.
35% booked
Of all leads, at $27.58 a lead.
Your starting goal
100 leads a month
The volume you named on our call as a good start.
25 booked calls
A 25% booking rate, which Nitya’s campaign exceeded.
Then build from there
Spend scales once the cost per call is known.
Source: Nitya’s Meta ad account and CRM, first ad set of the offering. A 1031 audience is narrower, so the first 90 days set Palladius’s own numbers.
What investors answer before booking
9:41●●● ▮
Palladius DSTAccredited investors only
1 / 2Are you an accredited investor?
Yes, income over $200K a year ($300K with a spouse) for the last 2 years
Yes, net worth over $1M, not counting my home
No
Are you completing a 1031 exchange?
Yes, my property has sold
Yes, it is under contract
Planning a sale
No, investing cash
9:41●●● ▮
Palladius DSTAccredited investors only
2 / 2How much would you place?
Under $100K
$100K–750K
$750K–1M
$1M+
When does your 45-day window end?
Within 2 weeks
In 2 to 6 weeks
Not started yet
Your details
Full name · email · phonePre-filled by Meta
Submit and book a call
Exchangers are called first
Anyone inside the 45-day window is called within minutes, since they must identify a property in time.
No booking without qualifying
A “No” on accreditation, or under $100K, ends the form. Those leads never reach your calendar.
Larger cash checks go to PREP 2024
Investors with $750K or more and no exchange are offered PREP 2024 instead.
How we suggest advertising the DST
PalladiusSponsored
A Palladius property · Waco, TX
Sold a property? Complete your 1031 exchange with the Palladius DST
ACCREDITED INVESTORS · $100K MINIMUMThe Palladius DST
Learn more- Lead with the 1031 exchangeThe ad speaks to owners who have sold, or are selling, a property and must identify a replacement within 45 days.
- Show one property per adInvestors respond to a building they can see. We would use the DST’s own properties.
- Minimum and eligibility onlyThe ad states the $100K minimum and that it is for accredited investors. Returns and terms come later.
- A separate campaign for PREP 2024Larger investors see the Texas student housing record, with the $750K minimum stated up front.
- The deck after bookingBooked investors see your deck on the confirmation page, as we discussed. The PPM stays with your team.
- Verified before investingUnder 506(c), your team verifies accreditation before any investment. We pass on every answer from the form and the call.
The angles we would lead with
| Angle | What the ad says | What Nitya’s data shows |
|---|---|---|
| Principal on camera | Nitin or Manish at a Texas property for 30 to 60 seconds | Lowest cost per lead, Mar 15–Apr 13: $9.67 |
| Track record in numbers | “$2B+ in transactions across 23 states” | $8.69 a lead in the week of Apr 6–13, vs $15.63 over 30 days (small sample) |
| Concrete entry point | “Complete your 1031 exchange from $100K” | The concrete-number ad brought the most leads: 181 at $14.39 |
| Tax angle | “See how a DST exchange can defer capital gains tax” | Nitya’s tax write-off ad: $10.87 a lead, best in its campaign, Apr 18–24. Not yet tested for 1031 |
| Market thesis | “Student housing next to Baylor and UTSA”, for PREP 2024, as a supporting line | The market-tailwinds ad cost about 2x more per lead ($22.20 vs $10.87) |
Cost per lead from Nitya Capital’s March–April 2026 campaigns, a different offering and period than the previous slide.
The investor journey
9:41●●● ▮
facebook
PalladiusSponsored
Accredited investors: sold a property? Complete your 1031 exchange with the Palladius DST. $100K minimum.
A 1031 exchange with Palladius
$2B+
in transactions · 23 states
PALLADIUS.COMThe Palladius DST
Learn moreLikeCommentShare
9:41●●● ▮
✕
PalladiusThe Palladius DST
Are you an accredited investor?
Yes
No
Are you completing a 1031 exchange?
Yes, my property has sold
Under contract
No, investing cash
Contact information
Full name · email · phonePre-filled by Meta
Submit
By clicking Submit, you agree to send your info to Palladius, who agrees to use it according to their privacy policy.
9:41●●● ▮
9:41●●● ▮
On call · 02:14
Mark DavisTexas · from the DST campaign
Qualification
Accredited investor, confirmed
Property sold, 1031 exchange
Day 18 of the 45-day window
Amount: $500K–1M, confirmed
Book with Palladius
9:41●●● ▮
✓Your call is booked
Wednesday, 2:30 pm CT · with Kirsten Stainer
Before your call
The DST overview deckProperties, structure and the exchange timeline
How a DST exchange worksThe 45 and 180-day rules, in 3 minutes
Questions to bringYour sale date, amount and timeline
The PPM is shared by the Palladius team after your call.
Investor analysis
| Offering | Average check | Investors needed | Booked calls needed | Booked calls a month |
|---|---|---|---|---|
| DST | $250K | 131 | 1,248–1,872 | 104–156 |
| DST | $500K | 66 | 629–943 | 52–79 |
| DST | $1M | 33 | 315–472 | 26–39 |
| PREP 2024 | $1M | 25 | 239–358 | 40–60 |
| PREP 2024 | $1.5M | 17 | 162–243 | 27–40 |
DST at $500K
66 investors, about 52–79 booked calls a month over 12 months.
PREP 2024 at $1M
25 investors, about 40–60 booked calls a month to April 2027.
Both raises together
About 92–139 booked calls a month at these checks.
$32.7M left in the DST over 12 months, $25M for PREP 2024 over 6 months. Assumed: a 70% show rate, a 10–15% close rate and the average checks shown.
Working back from the raise
We plan on $120 a booked call
Nitya’s ran at about $79: $27.58 a lead with 35% booked. A 1031 audience is narrower, so we plan higher.
A 10% load would cost $3.3M
That is what a broker-dealer would charge on the DST’s remaining $32.7M.
$150 a day per offering to start
The first 90 days set your cost per call. Spend then scales toward the daily figure on the right.
Calculator · Palladius DST, $32.7M
–Investors needed
–Booked calls needed
–Total ad spend
–Daily ad spend needed
–Booked calls
–Ad spend only, as % of the raise
Change any number. Booked calls needed = investors ÷ (show rate × close rate). Daily ad spend = booked calls × cost per call ÷ days.
The 90-day campaign
What you get17 deliverables, done for you
Ads
- ✓40 to 60 ads tested on Meta
- ✓Investor angles and ad scripts
- ✓Retargeting audiences
- ✓Monthly messaging refresh
Funnel
- ✓Landing page for this deal
- ✓Overview video page
- ✓Qualification form: accreditation and check size
- ✓Calendar booking flow
Follow-up
- ✓Pre-call email sequence
- ✓No-show email sequence
- ✓Post-call nurture emails
- ✓Pre-call text reminders
- ✓No-show text sequence
Setter and tracking
- ✓Dedicated setter, every lead called within minutes
- ✓CRM setup and lead tagging
- ✓Tracking from ad click to funded investor
- ✓Weekly reporting
$7,500 / monthLeadfins fee, build and management
$2,500 / monthDedicated setter
$150 / day per offeringAd spend, paid to Meta, no markup
$52,500Total for 90 days: the DST from day 1, PREP 2024 from day 31 · under 0.1% of the $57.7M to raise · 30 days minimum
Days 1–10Build of the ads, landing page and setter script
Days 10–90Live, with weekly reporting
Day 90Joint review: scale, add the credit fund, or conclude
Needed from Palladius: counsel’s confirmation of 506(c) for the DST and PREP 2024, Meta ad account and calendar access, approval of the ad wording, and the DST deck for the confirmation page.