Thinking about investing in a 4 million dollar apartment building? Well, you’re in luck because in this video by InvestwithACE, they’ll show you how to analyze one of these high-value properties in just 90 seconds! Don’t worry, the process is not that different from analyzing a smaller 4-unit building. However, with the higher investment, you’ll need to exercise caution. The video provides insights on using the Rental Calc and other tools, as well as a link in the bio for an 8-hour training program. Be sure to support them by sharing the video too! With hashtags like #investwithace, #morethanalandlord, and #7figurefrugality, this article is packed with helpful tips for real estate enthusiasts looking to make smart investments.

In the article, they discuss a specific 4 million dollar, 40-unit apartment building posted on Zillow. The author points out that while the building has been recently remodeled and the broker provides a lot of data in the offering memorandum, there are some suspicious aspects they have noticed. They mention the different pro formas and cap rates in the memorandum, as well as the discrepancies in rental values and expenses. The author even highlights some issues with tenant payments and the erroneously low vacancy expense. They conclude by mentioning the need to consider insurance, taxes, maintenance reserve, and utilities when estimating potential returns. The informative video and article focus on using the ACE rental calculator to determine the property’s profitability.

Analyzing a 4 Million Dollar Apartment Building in 90 Seconds

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Welcome to this comprehensive article on analyzing and evaluating real estate investment opportunities using the ACE Rental Calculator. As a savvy investor, it is crucial to examine a variety of factors before making a purchasing decision. This article will guide you through the process of analyzing an offering memorandum and utilizing the ACE Rental Calculator to evaluate potential investment properties thoroughly.

Analyzing the Offering Memorandum

Multiple Pro Formas

When reviewing an offering memorandum, one of the first things you should examine is the presentation of multiple pro forma statements. These statements project future financial performance based on specific assumptions. By analyzing these pro formas, you can gain insights into the property’s revenue and expenses over time. Look for consistency and reasonableness in these projections before making any conclusions about the property’s potential profitability.

Discrepancies in Market Rents

Another essential aspect to scrutinize is the market rents provided in the offering memorandum. Compare the listed rents to current market rates in the area to identify any discrepancies. Inflated or artificially low rental figures can greatly impact the property’s cash flow and potential return on investment. Ensure that the market rents presented align with realistic expectations for the area and property type.

Cap Rates Range

The cap rate, or capitalization rate, is a critical measure of an investment property’s potential return. The offering memorandum should provide a range of cap rates, reflecting different scenarios and assumptions. Analyze this range carefully to determine the property’s income potential under various circumstances. Consider any different risk factors associated with each cap rate, as they may impact your investment strategy and financial goals.

Inaccurate LoopNet Listing

One common issue you may encounter is an inaccurate listing on LoopNet or other online platforms. Discrepancies between the offering memorandum and the online listing can create confusion and doubt about the property’s actual condition and financial performance. Take the time to verify the accuracy of the information presented in the offering memorandum against the online listing. Request additional documentation or clarification from the seller to ensure you have the correct information for your analysis.

Actual Rent Rolls

Rent rolls provide a comprehensive record of the property’s rental income and tenancy history. Review the offering memorandum to assess the accuracy and completeness of the rent rolls provided. Verify that the listed rents match those shown in the rent rolls and investigate any significant discrepancies. Pay attention to the stability of tenant occupancy, rental rates, and lease terms. This analysis will give you a clearer picture of the property’s income potential and assist in estimating accurate expenses.

Unpaid Rent Balances

In addition to rent rolls, it is crucial to examine any outstanding or unpaid rent balances listed in the offering memorandum. Investigate the reasons behind these unpaid balances and assess their potential impact on the property’s cash flow. If significant amounts are outstanding, consider the possibility of tenant turnover, non-payment, or other issues that may affect the property’s financial stability. These unpaid rent balances should be factored into your calculations and projections.

Vacancy Expense

Vacancy is an inevitable aspect of real estate investment, and accurately estimating vacancy expenses is vital for prudent financial forecasting. Compare the projected vacancy rates in the offering memorandum with historical data and market conditions. A discrepancy between these figures may indicate optimistic assumptions or an inaccurate representation of the property’s performance. Consider a conservative estimate of vacancy expenses to mitigate potential risks.


Insurance costs play a significant role in the financial performance of an investment property. Carefully review the insurance details presented in the offering memorandum, ensuring they cover all necessary aspects, such as property and liability insurance. Assess whether the insurance costs seem reasonable for the property’s location and characteristics. Contact an insurance professional to gather additional information on coverage options and potential costs if needed.


Analyzing the property’s tax information is crucial for accurate financial projections. Review the property tax assessments provided in the offering memorandum, ensuring they are up-to-date and align with local tax regulations. Consider any potential changes in tax assessments or future reassessments that may impact your investment’s profitability. Consult with a tax professional to fully understand the tax implications associated with the property.

Maintenance Reserve

Setting aside funds for regular maintenance and repairs is essential for all investment properties. Evaluate the maintenance reserve provided in the offering memorandum to determine if it is sufficient to cover potential expenses. Consider the property’s age, condition, and potential repair needs when assessing the adequacy of the reserve. If necessary, consult with contractors or property management experts to estimate realistic maintenance costs.

Utilities Bill

Reviewing the property’s utilities bill is vital to accurately estimate ongoing expenses. Examine the offering memorandum for information on utility bills, including water, electricity, gas, and any other relevant expenses. Verify that the presented amounts align with local utility rates and the property’s usage history, if available. If the utility expenses seem unusually high, investigate potential reasons such as outdated equipment or inefficiencies that may impact the property’s profitability.

Analyzing a 4 Million Dollar Apartment Building in 90 Seconds

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Using the ACE Rental Calculator

Inputting Property Information

Once you have thoroughly analyzed the offering memorandum, it’s time to utilize the ACE Rental Calculator to evaluate the property’s financial viability. Start by inputting the property’s relevant information, such as its address, square footage, number of units, and unit types. Ensure accuracy in these details, as they form the basis of the calculations performed by the ACE Rental Calculator.

Estimating Expenses

To obtain an accurate assessment of the property’s potential return on investment, it is crucial to estimate expenses as accurately as possible. Use the information gathered from the offering memorandum to input the property’s projected expenses into the ACE Rental Calculator. Be diligent in including all relevant costs, such as property taxes, insurance, utilities, maintenance, and management fees. Consider historical data, market trends, and expert advice to ensure realistic estimates.

Calculating Potential Cap Rate

After inputting the necessary property information and expense estimates, the ACE Rental Calculator will generate a comprehensive analysis, including the potential cap rate of the investment property. The cap rate calculation accounts for the property’s net operating income (NOI) divided by its purchase price. The result provides a percentage representation of the expected return on investment. Carefully analyze the resulting cap rate to determine if it aligns with your financial objectives and risk appetite.

Analyzing a 4 Million Dollar Apartment Building in 90 Seconds

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Analyzing an offering memorandum and utilizing tools like the ACE Rental Calculator are crucial steps in effectively evaluating real estate investment opportunities. Taking the time to scrutinize multiple factors, such as pro formas, market rents, cap rates, rent rolls, unpaid rent balances, vacancy expenses, insurance, taxes, maintenance reserves, and utilities bills, will provide a comprehensive understanding of a property’s financial potential. By using the ACE Rental Calculator, you can input accurate data and estimate expenses to calculate the potential cap rate, enabling you to make informed investment decisions. Remember to conduct thorough due diligence and consult with professionals when needed to ensure your investment aligns with your investment strategy and financial goals. Happy investing!

Analyzing a 4 Million Dollar Apartment Building in 90 Seconds

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