Hari-P Capital

Land-Play (land-play.com) is the commercial real-estate development brand of Hari Pullakhandam. Over nine prior completed projects, the firm has operated in industrial, flex space, and retail development — across several U.S. states — with individual project sizes ranging from $1.2M to $8.9M.

Land-Play's operating model is deliberately ground-up development with full ownership and control: the firm acquires the target parcel outright, pursues entitlements through local jurisdictions, commissions civil and architectural design, and then raises construction capital against a fully de-risked land position. Both current pipeline projects — Hutto and New Braunfels — are at this exact stage: land acquired, entitlements under way, construction capital being structured.

The Texas CRE market — particularly along the Austin-San Antonio I-35 corridor and Austin's outer-ring suburbs — has remained one of the most resilient nationally through the 2023–2025 repricing cycle. Key structural drivers:

• Population migration — Hutto and New Braunfels rank among top U.S. suburbs for growth, driven by intra-Texas and out-of-state relocations.
• Medical office shortage — Austin MSA structurally undersupplied; ambulatory care networks expanding into outer-ring suburbs.
• Industrial flex demand — fully HVAC'd flex bays in acute shortage along I-35.
• Retail absorption — Hutto's residential growth has outpaced retail development.
• Exit market liquidity — both submarkets support institutional buyer demand at stabilisation (Class-B retail 6.5–7.5% cap; flex 7–8%).