Portfolio Brief · Jun 3, 2026

12 properties · 1,415 units · 1.87M sqft

How is the portfolio doing today?

A 10-second read of NOI, leakage, and the plays worth approving this quarter. Open any finding for an audit-grade memo.

TTM NOI

$25.95M

61.1% margin

Avoidable NOI leak

$1.16M

= $21.05M value

5-yr CapEx need

$5.38M

$7.13M past-life

The brief

What needs your attention

Ranked by financial impact at portfolio cap rate. Click any to open the memo.

NOI Leak · OpEx

· Portfolio-wide

Avoidable maintenance is leaking NOI you could capitalize

$1.16M of TTM maintenance traces to emergency dispatches and repeat repairs — work scheduled PM would have prevented. Emergency rate sits at 11.8%.

The play · Move top-3 risk properties to scheduled PM contracts; rebid bottom-quartile vendors.

Value uplift

$21.05M

Open NOI & Leakage

CapEx · Mechanical

· Sunset Terrace +others

HVAC and roof replacement cliff inside 36 months

$3.13M of HVAC and roofing reaches end-of-life within 3 years. Concentration in pre-2010 rooftop units with documented service strain.

The play · Field-tag survey to confirm tonnage; sequence into next two CapEx cycles before deferral becomes emergency.

Capital need

$3.13M

Open Asset & CapEx Plan

NOI Leak · Utilities

· 12 events · 8 buildings

Utility anomalies suggest undetected leaks or runaway equipment

Top event: Cedar Park Lofts electric cost ran +87.2% above 12-month baseline in 2026-03. Pattern suggests leak detection or BMS scheduling gap.

The play · Deploy acoustic + flow-meter sensors on flagged risers; review after-hours kWh patterns.

Anomalous spend

$39.4k

Open utilities section

NOI Leak · Vendors

· 8 flagged vendors

Vendor underperformance is inflating cost-per-repair

Apex HVAC Services runs 26.4% SLA compliance with 27.2% repeat rate across 239 WOs. Low-SLA vendors push work into emergency-rate cost.

The play · Rebid bottom quartile of vendor spend; consolidate onto top performers with SLA contracts.

Annual leak

$438.3k

Open vendor scorecards

Opportunity · Plumbing

· Highland Tower

Greenlight Leak detection program at Highland Tower

$34.0k investment → $122.0k/yr savings, 0.3y payback. Acoustic + flow-meter sensors on risers and main lines; alerts to ops.

The play · Approve feasibility; capture utility rebates + accelerated depreciation in the financing case.

Value uplift

$2.00M

Open investment cases

Maintenance $ / unit

$2,065

TTM, portfolio avg

Maintenance % of rev

6.9%

$2.92M of $42.47M

Emergency WO rate

11.8%

1,880 WOs TTM

Utility $ / sqft

$0.33

$609.4k TTM

Evidence · Spend trend

Maintenance and utilities, 12-month portfolio total