We underwrote every property in your market. Before you asked.

The market is full of pretend yields — marketed numbers that collapse once you rebuild the pro forma with real rents and real expenses. We underwrite every listed 2–50 unit property in our markets, every day.

Real caps, not marketed caps.

Tell us your box and we'll bring back a slate that actually pencils — with backups, ready to offer on every one.

Call Xavier — 305.807.8033
Today's scan 5,000 deals priced on real income
Live
Deal
Ask
Our price at a 7% target
8-unit · Hallandale FL as-is
$1,440,000
$975,000
12-unit · Tampa FL as-is
$2,350,000
$1,860,000
6-unit · Charlotte NC as-is
$1,050,000
$890,000
10-unit · Knoxville TN as-is
$1,190,000
$1,150,000 · trades
16-unit · Atlanta GA as-is
$1,950,000
$1,520,000
8-unit · Richmond VA reno
$1,350,000
$1,290,000 · trades

Every deal gets our price. Every one gets an offer.

Priced at your target return — tell us your box. The ones that pencil, and the sellers ready to trade at the real number, become your slate.

500,000+
Unit rents analyzed weekly
5,000+
Properties priced
7
States covered
30+
Features evaluated per property
One row from today's scan — opened up 8-unit · Hallandale FL · asking $1,440,000
The story
Our underwrite
Rent per unittheirs "pro forma" · ours comp-validated, in place
$2,100
$1,875
Behind this number: 5 validated comps · avg 0.27 mi · scored feature-by-feature against the subject. Pool median $1,750 → kitchen +$50 · bath +$50 · flooring +$50 · interior polish +$50 · asset scale +$50 · in-unit systems −$125 → $1,875 validated
Vacancytheirs "stabilized"
3%
5%
Insurancetheirs an "estimate" · ours quoted, 1959 roof
$12,000
$28,000
Property taxestheirs the seller's old bill · ours reassessed at sale
$18,200
$24,500
Managementtheirs "self-managed" · ours 8%, quoted
—
$13,680
R&M · utilities · reserves
$5,000
$36,400
NOI
$94,101
$68,400
Cap rate at their ask
"6.5%"
4.8%
Our price at a 7% target $975,000
And we're prepared to offer there.

We also priced it renovated: validated ceiling is $1,900/unit — the upside doesn't pencil, so it's priced as-is. When the path pencils, you get it feature-by-feature with firm-bid costs.

Real underwrite, address changed.

The opportunity

Behind every unrealistic ask is a realistic seller.

Every listing gets the treatment you're looking at: rents validated comp-by-comp, expenses quoted line-by-line, a price rebuilt from what the property actually earns. Most asks don't survive it. We offer anyway — at our number — because some sellers are ready to trade at the real price, and the only way to find them is to put the offer in their hands. Most buyers underwrite a handful of deals and hope. We underwrite the whole market, every day.

  • check_circle Both sides of NOI — rents comp-validated, expenses quoted, never assumed
  • check_circle Priced as-is and renovated, always — with the feature-by-feature path when upside pencils
  • check_circle An offer behind every price — that's how realistic sellers surface
After our price

You close on the number you saw.

The analysis is finished before you show up. What's left is picking, offering, and confirming.

01

Your slate comes back

Tell us your box; we filter the market we've already priced to what pencils for you — with backups, your three or your full 200%.

02

The offer is already loaded

The underwriting hours are spent before you ask. Pick a deal and the offer moves that day — your identification window stays yours.

03

The number survives

Diligence confirms what you saw — rent roll against comps, expenses against quotes, reno costs against firm bids — and you take the keys with management, contractors, and the ops plan running day one.

Sellers: this is why we never retrade — the offer was real when we made it.

Who we work with

Funded buyers ready to close. We don't pursue properties unless capital is committed.

1031 Exchange Investors on a timeline
Private Capital Groups deploying into multifamily
Family Offices Direct acquisition programs

We work alongside our buyers' existing brokers and advisors. Our process complements their team — never replaces it.

Coverage

  • Florida
  • Virginia
  • North Carolina
  • Georgia
  • Alabama
  • South Carolina
  • Tennessee

Expanding to new markets regularly.

Tell us your box

Market, unit count, budget, target return — your day-45 date if you're on the clock. We'll bring back a slate of real-cap deals that actually pencils, with backups, ready to offer on every one. Already weighing a specific deal? Send it and we'll pressure-test it too.

Call Xavier — 305.807.8033
mail xavier@keyupside.com