This is not a traditional real estate fund.
It is a platform where capital drives deal flow, in-house construction captures margin, and proprietary manufacturing compounds efficiency. Traditional Co-GPs earn one income stream — the promote. Theia earns four. Three of those four don't exist if you don't have the license, the team, and the equipment to execute the work.
Co-GP capital
$2–5M of GP equity deployed alongside local sponsors who can source and entitle deals but lack the equity, construction credibility, and lender confidence to close them.
In-house construction
BuildCo operates as licensed CM-at-Risk on every Theia deal, capturing a 6% GC fee on hard costs and controlling cost, schedule, and quality from the GP seat.
Proprietary manufacturing
FabricationCo produces structural components using 3D concrete printing, FrameCAD light-gauge steel, and precast roof decks — 30–40% gross margins on structural scope.
Traditional Co-GPs
capture one stream.
We capture four.
The promote is baseline — it's what every GP earns just by occupying the seat. Theia earns that, plus three more that require the license, the team, and the equipment to exist. Three of four income sources don't depend on market timing.
GP Promote
Carried Interest
8.5% pref · 80/20 → 75/25 → 70/30
The Co-GP seat's standard economics — carried interest above the preferred hurdle on every deal. What every GP earns. The starting point, not the differentiator.
Development Fee
Active Management
Underwriting · capital structuring · GP oversight
A fee earned for doing the actual work — underwriting, lender coordination, capital structuring, and GP-level project oversight on every fund deal.
Construction Margin
BuildCo GC Fees
Licensed CM-at-Risk · base case
GC fees earned by executing the construction directly. Only accessible with an active GC license and a team in place. A financial Co-GP cannot capture this.
Fabrication Margin
FabCo Material Margin
LGS · precast · 3D concrete · 30–40% gross margin
Procurement and fabrication margin on structural components manufactured in-house. 30–40% gross margins on scope that would otherwise flow to a third-party supplier.
Per-deal figures illustrative for a ~$60M total project size with $2–5M GP equity check and 75% construction debt LTV. Full sensitivity tables available on request.
Active pipeline.
Not hypothetical sourcing.
Theia is currently engaged as construction consultant on multiple live projects that convert directly to Co-GP positions when fund capital becomes available. These are deals where Theia is already embedded in the project team.
Data Center Retrofit
Adaptive reuse conversion engaged as construction consultant. Active engagement converting to Co-GP on fund close.
150-Acre Ag-to-Industrial
Large-scale industrial and data center development on a 150-acre agricultural land basis. Construction consultant embedded.
SFR Development Portfolio
Ground-up SFR portfolio targeting Theia's wood-free building system for hurricane-resilient, termite-proof delivery.
A platform, not a fund.
Theia Co-GP Platform Fund I is raising $30M–$100M from institutional investors and family offices — capital partners who want to back an operating platform and participate in the economics of every deal deployed. The floor is $30M. The ceiling is where the right partners take us.