Rapps Companies is a private holding company investing permanent, proprietary capital across commercial real estate and carefully selected operating businesses. Every allocation is shaped by an analytical framework developed over decades of data-driven decision-making — quantifying risk, stress-testing assumptions, and letting evidence lead.
We focus on assets that generate contractual, semi-passive cash flow — NNN leases with national-credit tenants, essential-service businesses with recurring revenue models, and income-producing real estate built for multi-decade holds. Each opportunity is run through a proprietary scoring model before a single dollar moves.
We do not raise outside capital. Every decision is made with permanent proprietary capital, aligned to a single objective: durable, growing income that compounds quietly across decades.
"We believe the best investment decisions are made before the deal closes — built on rigorous underwriting, quantified assumptions, and the discipline to walk away when the numbers don't hold."
Every dollar deployed at Rapps Companies fits within a disciplined four-tier framework — each tier defined by explicit underwriting thresholds, return expectations, and risk tolerances modeled from market data and comparable transaction sets. Opinion doesn't drive allocation. The data does.
Contractual, long-duration income with national-credit tenants and minimal landlord obligations. The bedrock of the portfolio.
Durable cash flow with modest upside through demand-resistant asset classes and essential-service business models.
Income-producing assets with meaningful appreciation potential and operating businesses with subscription or membership revenue.
High-conviction, asymmetric positions where deal quality justifies concentration. Off-market and tax-structured opportunities.
We target commercial real estate as the primary engine of semi-passive income — long-lease assets with national-credit tenants, structured within a 1031-optimized entity architecture.
Connect With UsNational tenants, absolute net leases, 10–15 year terms. Minimal landlord obligations and strong credit coverage.
Light industrial in supply-constrained submarkets. E-commerce tailwinds, low cap-ex, durable occupancy.
Recession-resistant tenants with high switching costs and exceptional lease retention rates.
Durable demand across economic cycles. Scalable management with low per-unit capital requirements.
5–20 unit commercial multifamily. Essential housing with strong portfolio scaling potential.
Tax-deferred equity reinvestment from residential holdings into institutional-grade commercial assets.
We selectively acquire small operating businesses with durable, recession-resistant demand profiles generating reliable cash flow from essential services with recurring revenue models.
Connect With UsSubscription-based revenue with high repeat-use and recession resilience. Express exterior tunnel format preferred. Fragmented market with roll-up potential.
Membership-model fitness, physical therapy, or chiropractic with an established patient base. High switching costs, recurring revenue.
HVAC, plumbing, electrical, or pest control with contracted service agreements. Non-discretionary demand, scalable via technician leverage.
Fee income businesses adjacent to the real estate portfolio through management, maintenance, or inspection services.
Every investment is evaluated against a single objective: building semi-passive, contractual cash flow from assets with durable demand profiles. Cash flow durability — quantified, stress-tested, and modeled across scenarios — outranks all other metrics.
Decades of analytical practice inform every underwriting model we build. Market comparables, occupancy curves, cap rate compression trends, and operator performance data are assembled and pattern-matched before any position is taken. Gut feel is not a line item.
We deploy cost segregation, 1031 exchanges, Roth ladders, §1202 QSBS, and strategic entity elections to ensure a superior portion of gross income is retained — not surrendered to unnecessary taxation.
The entity architecture — Rapps Companies → Subsidiaries → Assets — is designed for risk isolation, fee capture, and controlled wealth transfer across decades. We build structures meant to outlast any market cycle.
"Every position we take is the conclusion of a process — not the start of one."
Proprietary capital only. An analytical framework built over decades, applied to commercial real estate and essential-service operating businesses — with a long-horizon perspective and zero outside investors.
We welcome introductions from commercial brokers, business intermediaries, lenders, CPAs, estate attorneys, and Qualified Intermediaries aligned with our investment criteria.
Off-market CRE deals ($1.75M–$2.1M). Essential-service businesses generating $100K–$300K EBITDA. Seller-carry opportunities. Professional introductions from attorneys, CPAs, and qualified intermediaries.
Rapps Companies is a private investment firm and does not accept outside investor capital. All submissions reviewed by firm principals.