Deal Flow · Disposition Prep
Target list date Q4
What price can we credibly market — and how do we defend it?
Buyers underwrite to the data, not the story. This page shows the NOI lift you can substantiate before listing, the deferred items dragging the broker package, and the valuation gap you close by executing them.
Current value
$471.55M
$25.95M NOI ÷ 5.50%
Sale-ready value
$498.31M
+ $1.47M stabilized NOI
Value uplift
+$26.77M
at 5.50% cap
Marketable NOI bridge
From today's NOI to the offering memorandum number
TTM NOI (as reported)
$25.95M
+ Avoidable maintenance removed (PM-first vendor reset)
$1.16M
+ Top-3 value-creation projects (annualized run-rate)
$315.0k
= Stabilized NOI for OM
$27.42M
÷ Market cap rate 5.50%
5.50%
= Defensible marketed value
$498.31M
Pre-listing checklist · Deferred items
Clear these before the broker package goes out
Close out emergency-rate vendor backlog
Estimated NOI / value protection: $516.0k
Convert top-3 properties to scheduled PM contracts
Estimated NOI / value protection: $579.1k
Deploy leak detection on flagged utility risers
Estimated NOI / value protection: $30.5k
Field-tag survey of HVAC fleet for buyer's engineer
Replace assets past 80% useful life on top-2 buildings
Estimated NOI / value protection: $712.8k
Refresh PM logs for last 24 months (data room)
Value-creation story · For the offering memorandum
What the next owner inherits (and what's already been executed)
Plumbing
Leak detection program
Highland Tower
Plumbing
Leak detection program
Music Row Plaza
Plumbing
Leak detection program
Sunset Terrace
CapEx disclosure · Next 3 years
What the buyer's engineer will find — pre-empt the credit ask
3-yr CapEx total
$3.54M
all trades
HVAC component
$2.20M
largest line item
Past-life exposure
$7.13M
assets > 80% UL
Recommended reserve
$3.89M
3-yr need + 10% contingency
Disclosing this proactively (with PM logs and field-tag survey) typically saves 50–75% of the retrade ask a buyer's engineer would otherwise generate.