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What Is My Apartment Building Worth? How Buyers and Lenders Actually Value ItAn apartment building has three values, not one. See how lenders, buyers, and brokers price your building on NOI and cap rate, and which number to trust.
How to Increase NOI on a Small Apartment BuildingFive levers raise NOI on a small apartment building, and the fastest one is rarely a rent increase. Run the NOI Leak Audit on your own building in 20 minutes.
How to Tell If Your Apartment Building Is UnderperformingThe operating signals that separate a building that runs well from one that only looks like it does, walked through in plain language.
Revenue Capture: The Fastest Way to Recover NOI Without Raising RentRevenue capture means billing what your leases already allow. The gap runs $2,000 to $5,000 a year per building, and closing it takes no rent increase.
The 90-Day NOI Plan: Why Fixing Everything at Once FailsThree lanes, 30 days each, run one at a time. One owner delayed a refinance by 90 days and came back with over $100,000 more in loan proceeds.
Utility Leaks: The Silent NOI Killer in Small Apartment BuildingsA single slow leak costs $6,000 to $12,000 a year and hides inside a normal-looking bill. The 15 percent rule finds it in your last 12 months.
Vendor Creep and Slow Turns Are Stealing Your NOIVendor contracts drift 10 to 25 percent above market and slow turns cost $50 to $150 a day. One owner recovered $8,900 without switching a single vendor.
Why Your NOI Gains Disappear, and the Three Systems That Keep ThemFix the billing, the water, the vendors, and the gains still drift back. Three monitoring systems hold them for 30 minutes a month.
How to Refinance a Small Apartment Building: What Lenders Actually FundA lender rebuilds your income before sizing your loan. See the five adjustments, the two tests, and the 18-month clock that decide your refinance proceeds.
Cash-Out Refinance or Sell? Which Actually Builds WealthA sale puts more cash in your hand today. A refinance keeps the asset and the income, tax free. Here is the same building run both ways, side by side.
DSCR: The Number That Decides Your Loan SizeYour loan is not sized off what the building is worth. It is sized off lender income divided by 1.25. Run the number before the lender shows it to you.
Fixed vs. Floating: Choosing Your Apartment Loan StructureA floating rate that starts lower can still break your coverage. Find the rate where your building stops covering its debt, then pick a structure.
The Lender-Ready Package: How to Get Better Terms on Your Next RefinanceTwo owners, near-identical buildings, different loans. The four buckets that leave an underwriter nothing to guess, and what each guess costs you.
The Refinance Math Lenders Don't Tell Apartment OwnersThe owner expected $1.2 million of cash out and got $320,000. Every dollar of the gap came from the difference between two income statements.
Why Refinance Appraisals Come In Low, and What to Do Before the Appraiser ArrivesAn apartment appraisal has two inputs: income and cap rate. You control one of them. See the $917,000 swing that comes from the one you do not.
You Can't Time the Rate. You Can Time Your Prep.Your documented income sizes the loan, not the rate. Here is the 18, 12, 6 month and 90 day timeline that sets your proceeds before rates enter it.
How to Prepare a Small Apartment Building for SaleBuyers pay for certainty and discount everything else. See the five deal killers to clear before you list, and a 15-minute check that finds them first.
1031 vs DST vs 721 UPREIT: Three Ways to Defer Tax on an Apartment SaleThree ways to defer the tax on an apartment sale, and one door locks behind you. A 1031 gives you 45 days to identify and 180 days to close.
5 Signals It's Time to Sell Your Apartment Building (And 3 That Say Wait)Five signals say sell and three say wait. Selling is a readiness call, not a market call, and $20,000 of unrecovered NOI costs $333,333 in value.
Apartment Building Due Diligence: The 45 Days That Decide Your Real PriceThe price on your letter of intent is not your price. A 3 percent retrade on a $4 million building is $120,000, decided by who finds the problem first.
How to Choose a Broker to Sell Your Apartment Building: 7 Questions to AskThe highest price opinion is often the costliest one. One point of commission on a $4 million building is $40,000. A 5 percent execution gap is $200,000.
How to Price an Apartment Building: Cap Rates, Comps, and the Gap in BetweenMoving the cap rate from 5.5 to 6.5 percent shifts about $900,000 of value on $313,000 of NOI. Read comps and cap rates the way a buyer will, before you list.
Sell, Refinance, or Hold? The 3-Column Math That Ends the DebateSell, refinance, or hold is three-column arithmetic. On a $4 million building, a sale nets about $1.86 million and a refinance takes out about $1.2 million.
The 90-Day Financial Cleanup That Adds Six Figures to Your Sale PriceSix documented add backs of $3,500 each is $21,000 of NOI. At a 6 percent cap rate, that income is worth $350,000 to a buyer.
What You Actually Keep After Selling an Apartment Building (Tax Breakdown)A $4 million sale is not a $4 million outcome. With $400,000 of depreciation taken, recapture at 25 percent is a $100,000 tax bill.

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