We buy workforce housing below replacement cost and create value by operating it well.
TLV Investments LLC has acquired more than 1,000 doors across Jacksonville and Central Florida since 2020 — starting with single-family homes we renovated, rented and refinanced, then small multifamily, and today mid- and large-size apartment communities that we reposition and own.
Featured acquisitions
Our largest multifamily deals, with the story behind each one and the headline numbers.
One team from first look to stabilized asset
Most buyers outsource the hard parts. We own every step, which is why our basis, our timelines and our occupancy hold up.
Source and underwrite
Brokers, auctions and off-market relationships, underwritten to a basis below replacement cost and stress-tested before we sign.
Led by Gal ShmuklerStructure the capital
Long-standing lender relationships and conservative debt on every deal, with the principals investing first and guaranteeing the loans.
Led by Shay EderyBuild with our own crews
In-house construction and field teams run the renovation, so scope, quality and schedule stay in our hands rather than a contractor's.
Led by Itay HaraziManage on site
Leasing, maintenance and collections run through Easy Jax Property Management, our affiliated operator, with weekly performance reviews.
Every community, every dayBigger and better, one step at a time
We did not start with 192 units. We earned the right to buy them by executing the same playbook on smaller properties first.
Single-family houses
Buy a house that needs work, renovate it with our own crews, rent it, refinance to recover the capital — and buy the next one. Repeated dozens of times across Jacksonville.
Small multifamily
Duplexes, quads and small complexes. Same discipline on price and renovation, more doors per closing, and the first on-site systems that later ran hundreds of units.
Mid-size turnaround
26 East 59th Street: 64 units at 70% occupancy, bought for $2.72M. Stabilized to 95% and sold in 2024 for $4.75M — our first full-cycle multifamily exit.
Into Central Florida
Silverforest (51 units, Ocala) and Northwood (42 units, Belleview) bought together for $5.6M — 93 doors at roughly $60,000 each, now valued at $9.5M.
Large communities
MorningSide (112 units) and Breakwater Studios (192 units) acquired below every comparable sale; Palm Terrace (96 units) bought at auction and now under full redevelopment.
Next: Eaverson Street
26 units minutes from downtown, under contract at $50,000 a door, all-cash. A $350K renovation and re-tenanting targets a $2.4M stabilized value.
Where we own
Concentrated in markets we can drive to in a morning: Jacksonville's Northside and Westside, and Marion County an hour and a half south.
Great deals are created, not found
We look for well-located, structurally sound communities where the upside sits in operations — and we buy them at a basis that protects the downside.
Buy below the comp set
From our first single-family homes to our 2025 acquisitions — which closed at the lowest price per unit of any comparable sale in their submarkets — the rule has never changed. Palm Terrace was bought as a vacant shell at auction for under $16,000 a door.
Hands-on ownership
TLV controls the plan from underwriting to renovation to lease-up, with dedicated on-site property management executing the day-to-day.
Grow what we control
Renovations on turnover, utility bill-back, tax abatements, re-tenanting and expense discipline. We do not underwrite cap-rate compression.
Proven full cycle: 26 East 59th Street
A 64-unit community bought in 2022 at 70% occupancy with deferred maintenance and weak management. We took over operations at closing, renovated with our own crews, re-tenanted the property to 95% occupancy and sold it stabilized in 2024 for $4.75 million.
Hear about our next acquisition before it closes.
A short note from the principals when we buy, sell or refinance. A few times a year, no more.
Have a deal, or want to invest alongside us?
Brokers: we underwrite fast and close with certainty. Investors and lenders: we welcome a conversation about how we operate and what we are buying next.
