NEW PRICE | 24-UNITS | NEW WINDOWS, SIDING & INSULATION
Multifamily
Marketing description
Updated Financial Performance (Based on 2025 Actuals)
Gross Income (2025): $178,143 (Includes $169,743 Rental Income + $8,400 estimated Laundry).
Operating Expenses: $85,684 (Includes Taxes, Insurance, Utilities, and Repairs; excludes Interest Expense).
Net Operating Income (NOI): $92,459
Pontiac 24-Unit Pro Forma Analysis
Investment Summary at $1,599,000
Annual Potential Gross: $236,820.00
Estimated Operating Expenses: $89,991.00 (Approx. 38% for stabilized operations)
Projected Net Operating Income (NOI): $146,829.00
Stabilized Cap Rate: 9.18%
:
"This Pro Forma is based on proven rental premiums already achieved in 14 of the 24 units. Because the building envelope is already secured with new windows, vinyl siding, and blown-in cellulose insulation, the buyer benefits from lower utility overhead and a clear path to a 9%+ Cap Rate."
Investment Highlight
Major Capital Expenditures Completed: The heavy lifting is done. A new buyer benefits from massive recent upgrades, minimizing near-term expenses. Highlight these key improvements:
New Windows & Vinyl Siding (Entire Property)
New Roofs (2016)
Upgraded Attic Insulation for Efficiency
14 of 24 Units Fully Remodeled (New Floors, Kitchens, Appliances)
New Exterior Stairs & Common Area Flooring
New Asphalt Parking Lot Scheduled for Spring 2026
Strong Pro-Forma Returns: The property is on track to operate at a stabilized 9.18% cap rate, offering a fantastic return once the value-add plan is complete.
Immediate Cash Flow: The property currently cash flows well, with long-term tenants providing a stable income base while the remaining units are improved.
FINANCIAL PERFORMANCE SUMMARY
2025 ACTUALS (Current)
Gross Rental Income: $169,743.48
Laundry Income (Est.): $8,400.00
Total Gross Income: $178,143.48
Operating Expenses: $85,684.62 (Excludes interest expense)
Net Operating Income (NOI): $92,458.86
Current Cap Rate: 5.78% (At $1,599,000 price)
PRO FORMA (Stabilized Potential)
Potential Gross Rental Income: $228,420.00
Laundry Income: $8,400.00T
Total Potential Gross: $236,820.00
Projected Operating Expenses: $89,991.60 (Est. 38%)
Projected Net Operating Income: $146,828.40
Stabilized Cap Rate: 9.18%
Investment highlights
Significant Value-Add Opportunity | 9.88% Pro-Forma Cap Rate A clear, proven path to increase the property's NOI by over $76,000 annually by completing the existing renovation plan.
Extensive Capital Expenditures Completed The asset is significantly de-risked for new ownership with major recent upgrades, including new windows, new vinyl siding, new exterior stairs, and upgraded attic insulation across both buildings. Roofs were replaced in 2016.
Proven Renovation Model with Strong Rental Upside 14 of the 24 units have already been modernized and are achieving the market rent of $800/month, providing a clear roadmap to increase gross annual income by over $41,000.
Stable In-Place Income & Immediate Cash Flow The property is currently operating at a 5.61% cap rate with a stable base of long-term tenants, allowing a new owner to collect cash flow while executing the value-add strategy.
Future Improvements Pre-Scheduled Sale includes a commitment for a new asphalt parking lot and new landscape rock to be installed by Spring of 2026, further enhancing the property's curb appeal and value at no cost to the new owner
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