The Value of an apartment building is based on income produced by the property. Once you know the income of the building, you use either the Gross Rent Multiplier or the Capitalization Rate to determine value of the building The multiplier number is determined by the market. In other words, what are investors paying for income streams from the buildings in your market? In general, increased income creates increased value as determined by the multipliers described below.
Gross Rent Multiplier (GRM)
Capitalization Rate (Cap Rate)
This is popular because it is also easy to compute. It is arrived at by dividing the Net Operating Income by the price. It is also indicated on the MLS sheet for each property. In theory, it is a better measure than the GRM because it considers the Net Operating Income (Rent less the expenses of the property). The problem is that the expenses of the property are rarely reflected accurately in the MLS and often not accurate even when they come directly from the owner. In an existing apartment, you can study the market and determine it there is anyway to increase tenant desired services for additional income and full occupancy. Here are a few ideas:
Pass utility costs to “Paid by tenant”
Increasing the Velocity through major improvements
Using the Gross Rent Multiplier effect, major improvements can have a huge influence on the value of the property. In addition to a few samples to increase income above, you can analyze if major improvements will allow the rent to be increased.
By Duane Duggan. Duane has been a Realtor since 1982. Living the life of a Realtor and being immersed in real estate led to the inception of his book, Realtor for Life. For questions, e-mail DuaneDuggan@boulderco.com, call 303.441.5611 or visit BoulderPropertyNetwork.com.