Gymreapers

Real Estate Manager

Nampa, ID - Full Time

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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