Portfolio · NOI & Leakage
TTM · 12 properties · 1,415 units
Where is the portfolio leaking — and what is it worth at cap rate?
Every avoidable OpEx dollar is an NOI dollar. At today's cap rate, each dollar of recurring savings creates ~20× in property value. This page sizes the leak, ranks the causes, and prices the fix.
Avoidable leak
$1.16M
TTM, OpEx
= Value at cap
$21.05M
5.50% cap
Top opp value
$2.00M
Leak detection program
The Findings
What's leaking, sized in NOI and value terms
NOI Leak · OpEx
· Portfolio-wideAvoidable maintenance is leaking NOI you could capitalize
The play · Move top-3 risk properties to scheduled PM contracts; rebid bottom-quartile vendors.
Value uplift
$21.05M
NOI Leak · Utilities
· 12 events · 8 buildingsUtility anomalies suggest undetected leaks or runaway equipment
The play · Deploy acoustic + flow-meter sensors on flagged risers; review after-hours kWh patterns.
Anomalous spend
$39.4k
NOI Leak · Vendors
· 8 flagged vendorsVendor underperformance is inflating cost-per-repair
The play · Rebid bottom quartile of vendor spend; consolidate onto top performers with SLA contracts.
Annual leak
$438.3k
Opportunity · Plumbing
· Highland TowerGreenlight Leak detection program at Highland Tower
The play · Approve feasibility; capture utility rebates + accelerated depreciation in the financing case.
Value uplift
$2.00M
Evidence · 12-month spend
Maintenance and utilities, portfolio total
The Translator
What a % reduction is worth at cap
Annual NOI uplift
$529.7k
Value created
$9.63M
At 5.50% portfolio-weighted cap, each recurring dollar saved adds 18× to property value.
Evidence · Spend by trade
Where the work-order dollars go
Evidence · Utility anomalies
Months where consumption blew past the property's own baseline
Each event is a likely leak, runaway HVAC, or BMS scheduling defect. Leak-detection capex typically pays back in under a year.
| Property | Month | Metric | Above baseline | Cost |
|---|---|---|---|---|
| Cedar Park Lofts | 2026-03 | electric | +87.2% | $6,841 |
| Oakwood Trails | 2026-03 | electric | +78.1% | $2,035 |
| Highland Tower | 2025-07 | water | +69.2% | $196 |
| Bayshore Residences | 2026-05 | electric | +66.9% | $5,907 |
| Music Row Plaza | 2026-03 | water | +61.5% | $1,051 |
| Highland Tower | 2026-03 | electric | +61.4% | $5,109 |
| Music Row Plaza | 2026-05 | electric | +59.9% | $4,946 |
| Lakeview Commons | 2026-03 | water | +58.2% | $1,161 |
Evidence · Vendor scorecards
Maintenance cost is vendor-driven, not market-driven
| Vendor | WOs | Spend | Cost / repair | SLA | FTF | Repeat | |
|---|---|---|---|---|---|---|---|
Summit Roofing Co. HVAC · Electrical | 259 | $423.5k | $1,635 | 25.9% | 79.9% | 24.7% | Flag |
RapidFix Mechanical Plumbing · Other | 246 | $405.5k | $1,648 | 30.9% | 81.3% | 24.8% | Flag |
Iron Trade Partners HVAC · Plumbing · Electrical | 228 | $386.3k | $1,694 | 25.4% | 80.7% | 20.2% | Flag |
MetroMEP Group HVAC · Electrical | 227 | $361.8k | $1,594 | 34.4% | 74.9% | 26.0% | Flag |
Bluewater Plumbing Plumbing · Other | 234 | $361.7k | $1,546 | 5.6% | 78.6% | 28.6% | Flag |
Skyline Building Systems Plumbing · Other | 247 | $349.1k | $1,413 | 7.3% | 74.1% | 27.9% | Flag |
Apex HVAC Services HVAC · Electrical | 239 | $333.6k | $1,396 | 26.4% | 79.5% | 27.2% | Flag |
Voltcorp Electrical HVAC · Plumbing · Electrical | 200 | $300.5k | $1,502 | 17.5% | 84.0% | 29.0% | Flag |
The Play · Investment cases
Maintenance reframed as ROI — ranked by payback
Leak detection program
Highland TowerInvestment
$34.0k
Annual save
$122.0k
5-yr net
$576.0k
Value uplift
$2.00M
Leak detection program
Music Row PlazaInvestment
$49.0k
Annual save
$101.0k
5-yr net
$456.0k
Value uplift
$1.61M
Leak detection program
Sunset TerraceInvestment
$50.0k
Annual save
$92.0k
5-yr net
$410.0k
Value uplift
$1.94M
Leak detection program
Crescent MarketplaceInvestment
$51.0k
Annual save
$81.0k
5-yr net
$354.0k
Value uplift
$1.28M
Leak detection program
Lakeview CommonsInvestment
$74.0k
Annual save
$93.0k
5-yr net
$391.0k
Value uplift
$1.62M
Leak detection program
Peachtree CrossingInvestment
$86.0k
Annual save
$100.0k
5-yr net
$414.0k
Value uplift
$2.02M