CalculateRealEstateROI

Multifamily

How do I analyze a multifamily deal?

Verify the trailing 12-month (T-12) financials, stress-test the pro forma, compute cap rate and DSCR, and confirm the value-add thesis is achievable.

Reviewed by Keiron Brown, Founder & Editor, CalculateRealEstateROI · Educational estimates only — not investment, financial, tax, or legal advice

Direct answer

Verify the trailing 12-month (T-12) financials, stress-test the pro forma, compute cap rate and DSCR, and confirm the value-add thesis is achievable.

Expanded explanation

Never underwrite to broker pro forma. Adjust expenses to reflect realistic management (8–10%), capex reserves (5–8% gross rent), and vacancy (5–8%). Confirm the loan you've assumed actually exists at the leverage and rate modeled. Sanity-check exit cap rate at 50–75bps higher than entry cap.

Examples

  • 12-unit deal: T-12 NOI $80k vs broker pro forma $110k — 37% inflation; reject.

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