Property Snapshot
Asset Type
Two Quadplexes (8 Units)
Unit Mix
(8) 1BR / 1BA
Unit Size
520-540 SF each
Year Built
1966 (60 years old)
Construction
Block / Masonry
Roof
Replaced Aug 2022
Lot Size
~9,000 SF x 2 parcels
Utilities
Shared water / Sep electric
Recommended Bid Strategy
Opening Bid
$1,025,000
$128,125/unit • $242/SF
Target Price
$1,125,000
$140,625/unit • $265/SF
Walk-Away
$1,315,000
$164,375/unit • $310/SF
Key Performance Indicators
Going-In Cap Rate
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Year 1 NOI / Purchase Price
Cash-on-Cash Return
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Year 1 pre-tax cash flow / equity
Levered IRR
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Over holding period
Equity Multiple
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Total return / equity invested
Year 1 NOI
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After all operating expenses
DSCR
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Debt service coverage ratio
Total Equity Required
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Down payment + closing + reno
Estimated Exit Value
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Based on terminal year NOI
OM Red Flags — Seller Claims vs. Reality
Rents inflated 24-33%: OM claims $1,800/unit; market data for vintage 1BR in 33611 supports $1,350-$1,450. Direct comp at 4902 W Gandy: $1,395/mo.
$48,500-$76,700 in missing expenses: OM shows 11.7% expense ratio. Property taxes, management, R&M, reserves, vacancy entirely omitted. Real ratio: 50-65%.
STR pro-forma is fantasy: $135 ADR at 80% occupancy for 520 SF, 1966-vintage units with no amenities. Realistic: $90-$115 ADR, 55-65% occupancy. STR bear case produces negative NOI.
No trailing financials provided: Seller claims "stabilized portfolio" but has not produced T-12, Schedule E, or booking history. "Stabilized" without actuals is marketing, not underwriting.
Projected Performance
NOI & Cash Flow Projection
Cumulative Equity Build
Revenue vs. Expenses
Sources & Uses at Acquisition
Year-by-Year Pro Forma
Annual Operating Statement
Sensitivity Analysis
IRR Sensitivity: Price vs. Exit Cap
Cash-on-Cash Sensitivity: Price vs. Rent
Disclaimer: This interactive model is prepared for informational purposes only and does not constitute an offer, solicitation, or recommendation to purchase or sell any property. All projections, estimates, and market data should be independently verified by qualified professionals. Go Commercial makes no representations or warranties regarding the accuracy or completeness of the information contained herein. Past performance does not guarantee future results. Market conditions, regulatory environments, and property conditions may change materially.