$2B+ Assets Under Management
Our team includes thinkers and doers, creatives and pragmatists.
The most creative and innovative real estate company.
We do not accept things as they are presented.
We win by seeing what others don’t.
We drive outcomes. We do not wait.
We finish what matters. No excuses.
We are reachable, responsive, and accountable.
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 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We target fundamentally sound properties that are underperforming due to outdated strategy, operational inefficiencies, or misaligned ownership.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.
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.
Every deal we've ever acquired — across retail, office, multifamily, and hospitality.
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.
Acquired, repositioned, and sold or recapitalized.
Executed the thesis, stabilized the asset, and transitioned out of bridge or construction debt into permanent financing.
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.
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 The asset had strong bones, but was outdated, poorly marketed, and under-managed.
Curexa's 50,000 SF lease positioned the center for an institutional sale. P3 sold Smithville Square for $13.7M in August 2024—more than three times the $4.2M acquisition price—after transforming an under-50%-occupied center into a stabilized community retail asset.
*Net of expenses including P3's 30% carried interest. No management fee taken on this deal.
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.
Over four years, P3 unified and modernized the campus, increased occupancy from roughly 72% to roughly 95%, and created a long-term ShopRite leasehold. Broadacres sold for $52.8M in May 2021, compared with a $31M acquisition price.
*Net of expenses including P3's 30% carried interest. No management fee taken on this deal.
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.
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.
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.
After receiving offers up to $44.3M, P3 chose a long-term hold instead of a quick sale. The $26.5M September 2022 refinancing returned capital, replaced the original bridge debt with stabilized permanent financing, and retained Heron Lakes as a long-term cash-flowing asset for family ownership.
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.
CoxCro has outperformed expectations across the board. Full lease-up is near completion and a refinance is imminent.
Henson Creek was acquired during a period of bridge-finance flexibility, but operated with low collections and deferred management. A true operational challenge.
Despite one of the toughest interest rate cycles in memory, we stabilized the asset, refinanced with Freddie Mac, and initiated distributions in April 2025.
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.
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.
P3 has acquired Riverbend at Port Imperial, a stabilized waterfront rental community on the Hudson in West New York, directly across from Manhattan and a short walk to the Port Imperial ferry. Beyond a standard program of in-unit and common area renovations, the asset holds two sources of uncovered value: a parking structure with 158 vacant spaces that can be opened to outside ferry commuters as a new income stream, and a clubhouse with the potential to function as a distinct asset rather than standard common space.
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.
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 team includes thinkers and doers, creatives and pragmatists. We combine our shared knowledge and experience to accomplish our mission: Plan, Perform, Prosper.
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