@themultifamilyguy: I fact-checked a broker’s cap rate in under 60 seconds. 🥊 The deal: 23-unit apartment complex in Daytona Beach, listed at $2M. The broker is marketing it as an 11.5% cap rate. Here’s the math using his own rent roll: 💰 $28,250/month x 12 = $339K per year 🏠 x 90% occupancy = $305K 🧾 x 60% (after 40% expenses) = $183K NOI 📊 $183K ÷ $2M = 9% cap rate That’s more than 2 points lower than what he’s advertising. And when a publicly marketed deal in Florida is listed at 11%+, it’s often a sign the location isn’t great. Always run your own numbers. Never take the broker’s word for it. #realestateinvesting #multifamily #caprate #commercialrealestate #realestatetips #apartmentinvesting #florida #investing

themultifamilyguy

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Monday 26 October 2026 19:43:05 GMT

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Comments

Jorial :

It’s hard to keep those units occupied at 90%.

2026-11-12 23:22:36

B.G.3 :

They’re wood framed 🤣

2026-10-27 01:08:30

yardiebway :

that thing looks like it's ready for a 2m overhaul just to bring it to that value

2026-11-11 16:15:10

Singlemamaswagger :

They looked like a tear down

2026-11-01 11:59:58

Zay🇺🇸 :

Honestly I can’t thank you enough for the MF education.

2026-10-27 00:05:18

The Build Podcast :

We are outsiders here, but does a flat 40% expense ratio really hold up on an older apartment complex like this?

2026-10-26 23:01:15

Bravos92 :

Expense ratio usually it’s closer to 50%

2026-10-26 21:11:11

Tinydancer🐝 :

It floods and it’s in the hood 🥴

2026-10-29 20:37:06

Rob :

those properties are in the hood

2026-10-28 17:52:08

palspodmikey :

I know @Dino Dodani very well, he's a superstar. if he says 11 cap I'll believe him and say it is.....

2026-10-27 00:51:12

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