We built the practice on a single premise: the analytical work belongs on our side of the table, not the lender’s or the investor’s. Independence is what makes that premise hold — with nothing of our own to place, the analysis has no destination to reach. The premise shapes how we underwrite, how we take a transaction to market, and how we cover a client between transactions. Three convictions follow.
Two decades of originating, structuring and placing debt and equity — and of taking those files to credit and investment committees — tells us which questions get asked, which assumptions get tested, and what has to be resolved before a transaction is circulated. We build institutional-grade financial models and demographic market profiles to that standard, so the analysis answers a committee’s questions in its own terms and lenders and investors can carry it directly into their process.
We pair a relationship network built over two decades with public and proprietary datasets that identify the most active capital providers by asset type, transaction size and zip code. Every list is rebuilt from current lending activity, so a process reaches the institutions writing the asset class today rather than the ones that wrote it last cycle. Because no affiliated lender sits at the end of that list, the only thing determining who sees a transaction is who should see it.
A closing is the start of the relationship, not the end of the mandate. We maintain active coverage between transactions — introducing clients to lenders and equity partners suited to their strategy, monitoring maturities and capital structure, and tracking where allocations are moving. When the next transaction arrives, the institutions that matter already know the sponsor and the record.
We are a capital advisor. Our work runs from underwriting and structuring through placement, closing and post-close monitoring — principal-executed throughout, with direct relationships across national and international banks, debt funds, insurance companies, global asset managers, BDCs and family offices.
National and international banks, debt funds, life companies, agency lenders, BDCs, insurance capital and family offices.
Private equity funds, sovereign wealth, public pensions, endowments, impact allocators and family offices.
As part of a capital mandate at no incremental cost, or as a standalone advisory engagement priced on scope.
Retained advisory or project fee, structured so the work stands on its own whether or not a transaction follows.
We organize coverage along two tracks. Commercial and special-situations financing is the core business the firm was built on and remains the majority of our transaction volume. Social infrastructure is the specialist practice — essential-service property where income is supported by a government contract or lease, or by demand that persists through the cycle. We have executed over $300 million in the sector.
The business the firm was built on and still the majority of our transaction volume. Acquisition, construction, bridge and permanent financing across the core commercial asset classes — and the situations that do not fit a standard credit box: rescue capital, gap financing, and debt and equity recapitalizations executed against a hard deadline.
Ground-up construction, acquisition, bridge and permanent financing across market-rate and workforce multifamily and mixed-use product — from boutique condominium and rental development through Class A institutional assets. Deep agency, balance-sheet and debt-fund coverage across the New York metropolitan area and the broader Northeast.
Acquisition, construction, repositioning and permanent financing for full-service, select-service and branded hotel assets. We maintain programmatic mezzanine and preferred equity coverage across a network of specialist capital sources, concentrated in the middle-market ticket sizes where the lender universe is narrowest and structure carries the most weight.
Single-tenant and multi-tenant office, ground-floor and speculative retail redevelopment, and flex industrial. In a market where conventional lenders have retreated from commercial product, the constraint is rarely price — it is finding the small number of capital sources still writing the asset class at all, which is precisely what our lender-mapping work identifies.
Debt and equity recapitalizations executed under time constraint, rescue and completion capital for stalled projects, preferred equity into existing capital stacks, defaulted note sales and borrower exits from impaired positions. These transactions are won on speed and on knowing precisely which lenders will move — not on running a broad process.
Essential-service real estate with long-duration, often inflation-linked income supported by federal, state and municipal contracts and leases, or by demand that holds through the cycle. These sectors are increasingly held in infrastructure vehicles rather than traditional real estate funds — which changes both the buyer universe and how a transaction should be marketed. We maintain selective coverage of adjacent categories on the same logic: charter schools, life plan communities and manufactured housing.
The institutional frontier of social infrastructure, and the sector in which we have the deepest executed record — including a $142.3 million single-borrower securitization through Freddie Mac's Q-Deal program. Right-to-shelter obligations, behavioral health programs and supportive housing contracts carry the credit characteristics of true social infrastructure and receive almost no dedicated capital markets coverage. We are establishing the category.
GSA-leased federal property, state and municipal facilities, and build-to-suit development for government agency tenants — including construction financing for a Class A office property in Washington, D.C. secured by a long-term government agency lease. Long-duration credit, with selective dislocation creating counter-cyclical entry for disciplined capital.
Independent living, assisted living, memory care and the emerging active adult / 55+ rental category. We hold direct relationships across the institutional investor universe, from healthcare REITs through pension, sovereign wealth and family office capital.
Income-restricted and workforce rental housing, including LIHTC and Section 8 assets held in conventional capital structures. We advise on acquisition, construction and bridge financing, permanent debt, recapitalization and year-15 partner exits, working alongside the sponsor's tax credit and bond counsel where a transaction requires it.
Medical office, outpatient surgical, behavioral health and life sciences. The sector is mid-institutionalization — 63% of MOBs remain owned by healthcare providers, presenting a sustained monetization runway as systems re-allocate capital to clinical services.
Purpose-built and off-campus student accommodation — the sector that most clearly demonstrates the migration of social real estate into infrastructure portfolios. Enrollment-driven demand at tier-one universities, near-inelastic occupancy through economic cycles, and annual mark-to-market leasing that prices inflation directly into revenue. We advise sponsors on development capital, pre-stabilization bridge and programmatic JV equity in the mid-market segment the large platforms overlook.
Selected transactions executed at Satori Capital Partners. Assignments completed by our principals under previous employment are excluded. Sponsor identities and property addresses are withheld as a matter of course; specific detail and references are available on request to qualified parties.
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Transitional Housing Portfolio — New York, NY
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Social Infrastructure | $142,300,000 |
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Government-Leased Office — Washington, D.C.
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Social Infrastructure | $43,000,000 |
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Select-Service Hotel — Jamaica, Queens, NY
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Hospitality | $21,500,000 |
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Mixed-Use Property — SoHo, New York, NY
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Mixed-Use | $21,500,000 |
Our principals have collectively originated, structured and negotiated in excess of $2.0 billion of senior and subordinate financing against a total project cost exceeding $3.0 billion. Transactions completed prior to the founding of Satori Capital Partners are available on request.
Satori Capital Partners is a boutique real estate investment and advisory firm founded in 2018. Every mandate is executed by a principal — there is no junior handoff after the pitch.
Aggelos Sklavenitis is the Founder and Managing Principal of Satori Capital Partners, LLC. Most recently he spent five years at Meridian Capital Group focused primarily on the origination, placement and structuring of $2.0 billion in senior and subordinate financing for acquisition and development projects across the United States, with an emphasis on major gateway cities and across all major asset classes — multifamily, hotel, office and retail.
Prior to joining Meridian, Aggelos was part of the investment banking team at Axia Ventures Group, where he focused his efforts on capital raising and M&A transactions in Southeast Europe. Aggelos started his career in the technology and building materials industry, where he built two startup companies from the ground up.
MBA, City University of New York — Zicklin School of Business, Finance and Real Estate. Undergraduate degree in business, American College of Greece (Deree).
Stavros Limberopoulos is a Partner and head of Data & Analytics at Satori Capital Partners, LLC. Before his involvement with SCP, he was the founder of a consultancy firm in Athens, Greece (Innovative Applications G.P.), offering business planning services for both private and public entities seeking funding from the Hellenic state and European Development programs, with an emphasis on technologies. His firm managed in excess of €10.0 million of technology projects while evaluating over €25.0 million worth of development projects.
Prior to the above, Stavros worked for large technology companies in Greece, designing IT architectures and managing their implementation.
MSc Nanotechnology, National Technical University of Athens. MBA in Finance, Athens University of Economics and Business. MSc Electronic and Computer Engineering, Brunel University. BEng Electronics, Technical Educational Institute of Athens. PMP and Prince2 certified; Advanced Project Management, Stanford University. AWS, data analytics, big data, machine learning and deep learning certifications.
We maintain our own lease, issuance and transaction archives and publish from them directly — shelter and transitional housing at the lease level, agency multifamily credit at the loan level, and New York development financing at the neighborhood level. The same data sits underneath our client work.
Shelter real estate priced as what it is — contracted income. Lease-level analysis of the DHS-funded market: rent per bed and escalation structure across the leases we track, recorded sale comparables, landlord operating expense, where a 6.00% capitalization rate sits against multifamily and rent-regulated benchmarks, the premium purpose-built stock carries over converted buildings, and what all of it means for sizing debt.
Loan-level analysis of the 2026 fixed-rate K-Deal series across five-, seven- and ten-year terms, with credit metrics by deal, geographic concentration by state, collateral composition and amortization structure, set against a market overview covering supply, rent performance, the homeownership affordability gap and the 2026 GSE purchase caps.
A borough-level view of where development capital is flowing, at what basis and in what volume — construction lending and new-building permit activity across Manhattan, Brooklyn, Queens and the Bronx, with lender exposure per square foot mapped by neighborhood and financing split between bank, private and government sources.
Twenty-five Freddie Mac securitizations closed between January and August 2026, read at the loan level and split by property class. Each study reports the loans in the tape, how lenders sized them, where appraisers set the capitalization rate, and what the sector's own fundamentals say about whether that pricing holds. Loans are identified by market only.
Source: SCP Research; Freddie Mac K-Deal offering materials. Capitalization rates are balance-weighted across fixed-rate loans in each class.
We engage selectively. Each mandate is executed by a principal with direct deal accountability and the relationships to deliver competitive outcomes. We are compensated by the client and by no one else, which is what allows the advice to be the advice. We work with private investors, sponsors and general partners who value discretion and judgment.
Use the form to start a confidential conversation. Every enquiry is read by a principal, and you will hear back within one business day. Direct lines for both partners are listed in The Team.
Office 1129 Northern Boulevard, Suite 404
Social Infrastructure