Plan.
Perform.
Prosper.

Our Philosophy

Our perspective is unique.

We don't manage assets; we raise expectations. We don't lease space; we develop relationships. We don't accept "it can't be done" — we find the way.

About P3

P3 Properties is a vertically integrated real estate investment and operating platform based in East Rutherford, New Jersey.

Founded in 2014 by Harvey Rosenblatt, P3 was built to create long-term value through disciplined, hands-on real estate ownership. Over the past decade, the firm has developed a track record of acquiring and repositioning assets across the office, multifamily, retail, and mixed-use sectors, with a focus on value-add opportunities.

We target fundamentally sound properties that are underperforming due to outdated strategy, operational inefficiencies, or misaligned ownership. From acquisition through stabilization, we execute with a clear plan, rigorous underwriting, and deliberate operational oversight.

With more than $2 billion in assets under management, P3 has consistently transformed complexity into opportunity. Through our in-house management and leasing platforms, we combine entrepreneurial agility with institutional discipline, operating with the speed of a local owner and the structure of a long-term steward of capital.

"If you fail to plan, you are planning to fail."— Ben Franklin
~$2B
Assets Under Management
20+
Properties
7
States
Our Philosophy

Our perspective
is unique.

We don't manage assets; we raise expectations. We don't lease space; we develop relationships. We don't accept "it can't be done" — we find the way. We do it by challenging every assumption.

Selected Investments

Portfolio

Multifamily · Waterfront Ferry Access

Riverbend at Port Imperial

301 Units · West New York, NJ
Active
20.2%
Target IRR
→
Residential · Value-Add

The Pennington

147 Units · Passaic, NJ
Active
$50M
Acquisition
→
Hospitality · 427 Keys

World of Blue

E. Rutherford, NJ · MetLife Stadium
Active
$32M
Acquisition
→
Multifamily Stabilization

Henson Creek

450 Units · Temple Hills, MD
Active
$99M
Acquisition
→
Office Repositioning

MCC Blue

530,000 SF · Parsippany, NJ
Active
21.99%
Net IRR
→
Office Value-Add

Broadacres Office Park

385,000 SF · Bloomfield, NJ
Sold
20.37%
Net IRR
→
Retail Redevelopment

Smithville Square

107,000 SF · Galloway, NJ
Sold
18%
Net IRR
→

Meet the Builders.

Our team includes thinkers and doers, creatives and pragmatists.

View Team → Our Reputation
All Investments

Our Portfolio

Every deal we've ever acquired — across retail, office, multifamily, and hospitality.

Multifamily · Waterfront Ferry Access

Riverbend

301 Units · West New York, NJ
Active→
Residential

The Pennington

147 Units · Passaic, NJ
Active
Hospitality

World of Blue

427 Keys · E. Rutherford, NJ
Active→
Multifamily Stabilization

Henson Creek

450 Units · Temple Hills, MD · Acquired 2021
ActiveRefinanced→
Multifamily Renovation

Heron Lakes

216 Units · Columbia, SC · Acquired 2019
ActiveRefinanced→
Ground-Up Development

CoxCro Center

42,000 SF Retail · 30,000 SF Office · Toms River, NJ · Acquired 2021
ActivePermed Out→
Office

The Grand

540,000 SF · Parsippany, NJ
Active→
Office · Single Tenant

SFC

230,000 SF · Bedminster, NJ · AT&T
Active→
Office Repositioning

MCC Blue

530,000 SF · Parsippany, NJ · Acquired 2017
ActiveRecapitalized→
Office Value-Add

Broadacres

385,000 SF · Bloomfield, NJ · Acquired 2017
Sold→
Retail Redevelopment

Smithville Square

107,000 SF · Galloway, NJ · Acquired 2016
Sold→
Track Record

Realized Deals

Every deal here followed the same arc: we identified the opportunity, executed the business plan, and completed a capital event — either a sale or a financing transition — that validated the thesis.

6
Realized Deals
3
Sold / Recapped
3
Stabilized & Permed Out

Exited Investments

Acquired, repositioned, and sold or recapitalized.

Retail Redevelopment · 107,000 SF

Smithville Square

Galloway, NJ · 2016–2024 · 8.5yr hold
Repositioned distressed retail center, backfilled vacancy, stabilized NOI, and sold.
$4.2M → $13.7M
Acquisition → Sale
18%
Net IRR
→
Office Value-Add · 385,000 SF

Broadacres Office Park

Bloomfield, NJ · 2017–2021 · 4yr hold
Renovated common areas, re-tenanted vacancy, drove NOI growth, and sold at a premium.
$31M → $52.8M
Acquisition → Sale
20.37%
Net IRR
→
Office Repositioning · 530,000 SF

MCC Blue

Parsippany, NJ · 2017–2021 · 3+ yr hold
Repositioned Class A office campus, executed major leasing, and recapitalized.
$60M → $113M
Acquisition → Recap
21.99%
Net IRR
→

Business Plan Executed

Executed the thesis, stabilized the asset, and transitioned out of bridge or construction debt into permanent financing.

Multifamily Renovation · 216 Units

Heron Lakes

Columbia, SC · Acquired 2019 · Bridge → Perm
Renovated all 216 units, increased rents, stabilized occupancy, and refinanced bridge loan into a Santander permanent loan.
Bridge → Santander
Stabilized Permanent Loan
$26.5M
Refi Amount
→
Multifamily Stabilization · 450 Units

Henson Creek

Temple Hills, MD · Acquired 2021 · Bridge → Perm
Renovated 200 units, cleaned up delinquency, modernized the property, and permed out of a floating Rialto loan into Freddie Mac permanent debt.
Rialto → Freddie Mac
Permanent Agency Loan
$84M
Refi Amount
→
Ground-Up Development · 42,000 SF Retail · 30,000 SF Office

CoxCro Center

Toms River, NJ · Acquired 2021 · Construction → Perm
Fully entitled, developed from raw land, leased up at rents 25–79% above underwriting, and permed out the construction loan into permanent debt.
Construction → Perm
Permanent Loan
72,000 SF
Delivered
→
Investor Relations

Our Reputation

What our partners, investors, and collaborators say about working with P3. These are real letters from the people who've trusted us with their capital.

Operating Partner · $99M Acquisition
Harvey has a strong moral compass, does his homework, and never cuts corners. When he commits to something, he follows through.
Steve Rotteneberg
Zapco Realty Group
May 2025
Read Letter →
Development & Office Partner
Harvey is a phenomenal operator and executor. His ability to take a project from vision to reality is unmatched. He brings innovative thinking and bold solutions to the table.
Mark Fligman
MGF Holdings LLC
Read Letter →
Lender · Smithville Square
What Harvey says he will do, he will do. His enthusiasm was infectious, and we could see the future materializing. It has been an absolute pleasure.
Seth L. Blumenthal
GW Lending, Inc.
November 2017
Read Letter →
Professional Reference
I've been consistently impressed by Harvey's strategic insight, diligence and ability to structure deals that deliver value to investors. His integrity clearly distinguishes him.
Moti Halberstam, CPA
Fasten Halberstam
June 2025
Read Letter →
Tenant Representative · Broadacres
Whatever issues arose during the negotiation process or construction were handled with the utmost efficiency and professionalism. Harvey's vision will surely lead to greater success.
Joseph A. Tormen
Partner, Lee & Associates NJ
June 2018
Read Letter →
Municipal Government · Galloway, NJ
Harvey had a vision, a determination, and a commitment which he ran with. Through the infusion of his positive energy and work ethic, he brought the property back to life.
Don Purdy
Mayor, Galloway Township
March 2017
Read Letter →
Investment Partner · Smithville Square
Harvey stood out as someone with clarity of vision, a strong work ethic, and the ability to execute. We ultimately realized a 3X return on our investment.
Ephraim Vashovsky
Founder & CEO, Vasco Ventures
Read Letter →
Investor · 2021
Due to Harvey's conservative underwriting and his team's dedication and amazing management of the property, the property thrived — even through one of the worst rate environments.
Moshe Rosenfeld
Investor
June 2025
Read Letter →
Coming Soon
Letter forthcoming.
Paul Oliveri
Prime Lending
Coming Soon
Letter forthcoming.
Ivan Karpov
Prospect Ridge
← Back to Portfolio
Retail Redevelopment107,000 SFRealized

Smithville Square

Location
Galloway, NJ
Acquired
Mar 2016
Acquisition
$4.2M
Sold
Aug 2024
Sale Price
$13.7M
Hold Period
8.5 Years
Net IRR
18%
Smithville Square Exterior Retail Center Shopping Center

The Opportunity

We acquired Smithville Square at under 50% occupancy, in a market others overlooked. The asset had strong bones, but was outdated, poorly marketed, and under-managed.

What We Did

Completed full site and façade renovation
Signed key national tenants: Dunkin', Anytime Fitness, BuyRite, Bellino's
Rebranded the center with a clean local identity
Refinanced in 2018 at $6.5M after early lease-up
Secured Curexa (50K SF) to anchor the center

The Outcome

Curexa's lease positioned the asset for institutional sale. We exited at $13.8M — more than 3x our basis — in a market still underappreciated by most.

*Net of expenses including P3's 30% carried interest. No management fee taken on this deal.

← Back to Portfolio
Office Value-Add385,000 SFRealized

Broadacres Office Park

Location
Bloomfield, NJ
Acquired
Mar 2017
Acquisition
$31M
Sold
May 2021
Sale Price
$52.8M
Hold Period
4 Years
Net IRR
20.37%
Office Tower Modern Office Interior Office Workspace Office Campus

The Opportunity

We acquired Broadacres as a fragmented, aging office campus with roughly 72% occupancy and no unifying identity. The asset was under-leased, under-maintained, and undervalued.

What We Did

Rebranded the four-building complex into a single branded environment
Modernized all common areas, restrooms, and built out a new gym and café
Redesigned signage and wayfinding to create a Class A feel
Signed over 20–30 mid-sized leases, driving occupancy to ~95%
Structured a ground lease with ShopRite to unlock long-term income

The Outcome

In just four years, we executed a full repositioning, achieved leasing stability, and created a major long-term leasehold with ShopRite — resulting in a $52.8M exit and strong realized returns.

*Net of expenses including P3's 30% carried interest. No management fee taken on this deal.

← Back to Portfolio
Office Repositioning530,000 SFRealized

MCC Blue

Location
Parsippany, NJ
Acquired
Dec 2017
Acquisition
$60M
Recap Valuation
$113M
Hold Period
3+ Years
Net IRR
21.99%
MCC Blue Campus Exterior MCC Blue Lobby MCC Blue Branding MCC Blue Campus

The Opportunity

MCC Blue was acquired as a large, institutional-quality office asset in need of direction. The site had strong fundamentals but was dated, vacant, and lacked a marketable brand or tenant energy.

What We Did

Launched the "BLUE" brand and created a best-in-class tenant experience
Modernized all amenities: lobby, café, conference center, common areas
Signed Signet, Curtis-Wright, Leehead as key tenants
Landed TEVA's North American HQ, relocating them from PA
Leased over 386,000 SF in under 6 months

The Outcome

With over 386,000 SF leased in under 6 months, we recapitalized the asset at $113M — unlocking institutional value and positioning MCC Blue as one of NJ's top suburban office destinations.

*Net of expenses including P3's 30% carried interest. No management fee taken on this deal.

← Back to Portfolio
Multifamily Renovation216 UnitsRealized

Heron Lakes

Location
Columbia, SC
Acquired
May 2019
Acquisition
$24M
Refinanced
$26.5M · Santander
LOIs to Sell
$44.3M
Hold Period
5+ Years
Heron Lakes Clubhouse & Pool Heron Lakes Renovated Kitchen Heron Lakes Living Room Heron Lakes Living & Dining

The Opportunity

Heron Lakes was acquired as a stable, underperforming multifamily community. With rents below market and capital needs throughout, we saw immediate upside with smart improvements.

What We Did

Renovated all units over 2.5 years
Increased rents significantly through upgraded interiors
Took the asset through initial lease-up and stabilized performance
Received offers up to $44.3M, but chose a long-term hold strategy
Took out original bridge loan and secured stabilized permanent loan with Santander Bank

The Outcome

We took out the original bridge loan and secured a stabilized permanent loan with Santander Bank — transforming Heron into a long-term cash-flowing asset while continuing to compound value internally.

← Back to Portfolio
Ground-Up Development42,000 SF Retail30,000 SF OfficeActive

CoxCro Center

Location
Toms River, NJ
Land Acquired
Jan 2021
GLA Increase
+33%
Achieved Rents
$35–50/SF NNN
Underwritten
$28/SF
Hold Period
3+ Years
CoxCro Center Aerial View CoxCro Office Building Seasons Grand Opening CoxCro Retail Storefronts

The Opportunity

We acquired raw land in a high-growth corridor with an original approval for 42,000 SF of Retail as well as 30,000 SF of office. With market knowledge and political relationships, we saw an opportunity to grow and outperform.

What We Did

Increased approved GLA by 33% through a zoning process
Phased construction: built retail first, then office
Delivered under budget despite a high-cost environment
Achieved rents of $35–$50/SF NNN vs $28/SF underwritten
Driven by strategic leasing, drive-thru layout, and end-cap premiums

The Outcome

CoxCro has outperformed expectations across the board. Full lease-up is near completion and a refinance is imminent.

← Back to Portfolio
Multifamily Stabilization450 UnitsRealized

Henson Creek

Location
Temple Hills, MD
Acquired
Apr 2021
Acquisition
$99M
Refinanced
$84M · Freddie Mac
Hold Period
3 Years
Distributions
Apr 2025
Henson Creek Entrance Henson Creek Renovated Kitchen Henson Creek Renovated Bathroom Henson Creek Fitness Center

The Opportunity

Henson Creek was acquired during a period of bridge-finance flexibility, but operated with low collections and deferred management. A true operational challenge.

What We Did

Implemented a detailed screening and renewal strategy
Collections improved from 75% → 92%
Renovated one-third of units for rent increases
Navigated rising rate environment and took out floating Rialto bridge loan with Freddie Mac permanent financing

The Outcome

Despite one of the toughest interest rate cycles in memory, we stabilized the asset, refinanced with Freddie Mac, and initiated distributions in April 2025.

← Back to Portfolio
Hospitality427 KeysActive

World of Blue

Location
E. Rutherford, NJ
Acquisition
$32M
Prior Loan
~$70M
Keys
427
Event Space
30,000+ SF
Parking
550+ Spaces
World of Blue Exterior World of Blue Lobby World of Blue Guest Room World of Blue Ballroom

The Opportunity

Through longstanding personal relationships, P3 obtained an exclusive look to acquire this deal pre-entitlement. The 427-key hotel features spectacular views of the NYC skyline and a best-in-class location close to Manhattan.

We are acquiring the Property at a steep discount at $32M. The Seller is losing all equity and coming out of pocket to cover necessary payables. The previous lender is taking a significant haircut on a nearly $70M loan balance.

Value Creation Levers

Operational Upside: Streamline operations, offer up to 100 units as short-term furnished rentals
Events Revenue: Operate 30,000+ SF of ballroom & events space, driving $3M+ in incremental annual profits
FIFA World Cup: 8+ matches including the final at MetLife Stadium across the street. Plan to generate over $25M from hotel rooms alone
Residential Development: Site suitability application for up to 1,000 residential units including 2 towers atop a parking structure
← Back to Portfolio
ResidentialValue-AddActive

The Pennington

Availability & Floorplans
Live Availability
The Pennington
Open in new tab
Location
Passaic, NJ
Units
147
Acquisition
$50M
Commercial SF
23,000+
Occupancy
~90%
Upside Units
40-50
The Pennington Aerial The Pennington Living Room The Pennington Kitchen

The Opportunity

P3, along with partner Seaview Capital, is acquiring The Pennington — a newly redeveloped former hospital campus. The property includes 147 luxury residential units completed in 2022-2023, and two commercial suites totaling over 23,000 SF. The vacant South Tower offers a rare opportunity to unlock 40-50 additional units.

Value Creation Plan

Amenity Enhancement: Add fitness center, pool, and synagogue
Rent Growth: Strategic increases across 147 units as leases roll
Entitlement & Development: Secure approvals for 40-50 new units in South Tower
Parking Expansion: Build structured parking on Randolph Avenue
← Back to Portfolio
MultifamilyWaterfrontActive

Riverbend at Port Imperial

Availability & Floorplans
Live Availability
Riverbend at Port Imperial
Open in new tab
Location
West New York, NJ
Units
301
Acquisition
$125.25M
Equity
$37M
Target IRR
20.2%
Equity Multiple
2.3x
Exit Target
$180M
CapEx
$7.4M
Riverbend at Port Imperial Riverbend Twin Towers Indoor Basketball Court Renovated Kitchen

The Opportunity

Riverbend sits directly on the waterfront adjacent to the NY Waterway ferry terminal, making access the defining asset. Residents enjoy a direct commute to Midtown Manhattan in minutes — a lifestyle comparable to luxury waterfront living at a fraction of the cost. P3 is executing a comprehensive value-add strategy: modernizing all 301 units, maximizing an underutilized parking deck, and acquiring a 20,000 SF waterfront clubhouse that presents a unique amenity opportunity unmatched in the submarket.

Execution Strategy

Waterfront location adjacent to NY Waterway ferry — direct Manhattan access is the core value driver
Full unit modernization program across all 301 residences to capture significant rent premiums
P3's Director of Property Management embedded on-site, having managed the asset and lived in the building for years
Underutilized parking deck to be repositioned as additional revenue source
Acquisition of 20,000 SF waterfront clubhouse — a rare amenity asset that elevates the entire property
← Back to Portfolio
OfficeActive

The Grand

Location
Parsippany, NJ
Size
540,000 SF
Type
Office
Status
Active
Office Tower Modern Office Workspace Campus Grounds

Overview

The Grand is a ~544,000 square foot Class A office campus across two buildings at 300 Interpace Parkway and One Upper Pond Road in Parsippany, NJ. The property sits on 30.8 acres of meticulously maintained landscaping, less than one mile from the I-287/I-80 interchange. Capital improvements include a tenant lounge dubbed "GRAND Central" with gaming areas, café, and collaborative workspaces.

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OfficeSingle TenantActive

SFC

Location
Bedminster, NJ
Size
230,000 SF
Tenant
AT&T
Status
Active
Corporate Campus Office Exterior Office Interior

Overview

Somerset Financial Center (SFC) is a ~233,000 square foot institutional-quality office building at 1405-1425 Route 206 in Bedminster Township, Somerset County, NJ. P3 Properties acquired the asset from Related Companies for $42M. Located just north of the I-78/I-287 intersection, the property is now 100% leased to AT&T, which relocated from its iconic 197-acre campus to SFC after Mallinckrodt Pharmaceuticals vacated following its 2020 Chapter 11 filing.

Our People

Meet the Builders.

Our team includes thinkers and doers, creatives and pragmatists. We combine our shared knowledge and experience to accomplish our mission: Plan, Perform, Prosper.

Executive Team
Harvey Rosenblatt
Harvey Rosenblatt
CEO
Chief Executive Officer
Brendan Petri
Brendan Petri
CIO
Chief Investment Officer
Brian Frankel
Brian Frankel
CFO
Chief Financial Officer
Aharon Steinberg
Aharon Steinberg
CCO
Chief Construction Officer
Senior Team
Riva Terebelo
Riva Terebelo
Director of Human Resources
Vincent Cricco
Vincent Cricco
Director of Property Management
Lou Cautero
Lou Cautero
VP
VP of Acquisitions
Will Weisbach
Will Weisbach
Controller
Josh Packer
Josh Packer
Investment Analyst
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Across all active investments
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Year-to-date
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