Multifamily Glossary: Essential Terms | Rod Khleif
Saturday, February 21, 2026
A comprehensive guide to 150+ essential multifamily real estate investing terms, from acquisition to disposition.
The rate at which available rental units are leased in a specific market during a given time period. Calculated by dividing the number of units leased by the total number of available units, this metric helps investors gauge market demand and optimize pricing strategies. A high absorption rate indicates strong demand, while a low rate may signal oversupply or pricing issues requiring adjustment.
An individual or entity meeting SEC financial thresholds to participate in private securities offerings, including multifamily syndications. Requirements include $1 million net worth (excluding primary residence) or $200,000+ annual income ($300,000 jointly). This designation allows access to investment opportunities not available to the general public, including commercial real estate syndications and private equity deals.
A one-time fee paid to the syndicator or general partner for identifying, evaluating, and purchasing a multifamily property. Typically ranging from 1-3% of the purchase price, this fee compensates the sponsor for due diligence, negotiation, and transaction management efforts. The fee is usually paid at closing from investor capital contributions.
A general partner or syndicator who directly manages multifamily investment operations, including property acquisition, oversight, renovation execution, and disposition. Active investors assume greater responsibility and liability compared to passive investors, handling day-to-day decisions, lender relationships, and strategic planning. They typically receive a larger profit share reflecting their operational involvement.
A refined REIT performance metric that modifies FFO by subtracting normalized recurring capital expenditures and rent increases. AFFO provides a more accurate picture of a REIT’s cash-generating ability and dividend sustainability than FFO alone. This measure accounts for necessary maintenance capital spending required to preserve property value and competitive positioning.
The gradual reduction of loan principal through scheduled payments over time. In multifamily investing, most commercial loans feature 20-30 year amortization schedules, though the loan term may be shorter, creating a balloon payment. Understanding amortization helps investors calculate equity buildup and evaluate cash flow after debt service.
A major tenant occupying significant square footage who attracts additional tenants and traffic to a property. While less common in pure multifamily, mixed-use properties may feature retail anchors on ground floors. Anchor tenants typically negotiate favorable lease terms but provide stability and reduce vacancy risk for surrounding units.
The yearly cost of borrowing including interest rate plus additional fees and charges, expressed as a percentage. APR provides a more comprehensive cost comparison between loan products than interest rate alone. For multifamily loans, APR accounts for origination fees, points, and other lender charges over the loan’s life.
The increase in property value over time resulting from market forces, property improvements, or both. Forced appreciation occurs through value-add strategies like renovations and operational improvements, while natural appreciation results from market dynamics. Multifamily investors target both appreciation types to maximize returns upon refinancing or sale.
The strategic oversight and optimization of a multifamily property’s financial and operational performance post-acquisition. Asset managers monitor key metrics, coordinate with property management, approve major decisions, ensure business plan execution, and communicate with investors. This role bridges ownership and on-site operations to maximize asset value.
Click here to downlaod the e-book on Asset Management →
An ongoing fee paid to the general partner or syndicator for overseeing property performance and executing the business plan. Typically 1-2% of collected revenue annually, this fee compensates sponsors for continuous monitoring, strategic decision-making, and investor relations. The fee structure aligns sponsor interests with property performance.
A mortgage that can be transferred from the seller to the buyer during a property sale, maintaining existing loan terms including interest rate and maturity date. Assumable loans, common with agency debt, can provide significant value in rising rate environments. Buyers benefit from below-market rates while avoiding refinancing costs.
One-hundredth of a percentage point, used to describe small interest rate or return differences. 100 basis points equal 1%. In multifamily investing, basis points commonly describe spread over treasury rates, cap rate compression, or return variations. This precise measurement prevents ambiguity when discussing financial metrics.
The minimum occupancy percentage required to cover all operating expenses and debt service. Calculated by dividing total expenses plus debt service by gross potential income, this metric indicates a property’s financial vulnerability. Lower break-even occupancy provides greater safety margin against market downturns or unexpected vacancies.
Short-term financing (typically 1-3 years) used to acquire or stabilize a multifamily property before obtaining permanent financing. Bridge loans feature higher interest rates but provide flexibility for value-add renovations and lease-up periods. Investors use bridge financing when properties don’t qualify for traditional agency or commercial loans.
Read the full article on Bridge Loan →
An informal estimate of a property’s market value provided by a real estate broker based on comparable sales and market knowledge. While less detailed than formal appraisals, BOVs offer quick, cost-effective valuation guidance during initial deal evaluation. Investors use BOVs for preliminary underwriting before commissioning professional appraisals.
The strategic roadmap outlining how a multifamily investment will create value and achieve targeted returns. Comprehensive business plans detail acquisition rationale, renovation scope, operational improvements, financing strategy, hold period, and exit strategy. This document aligns stakeholders and guides decision-making throughout the investment lifecycle.
A request from the general partner to limited partners to contribute their committed investment capital. Capital calls occur at closing or for unexpected expenses beyond reserve allocations. Investors must respond within specified timeframes to maintain their ownership percentage and avoid penalties or dilution.
A transaction triggering investor capital return, such as refinancing or sale. Cash-out refinances allow investors to recoup some or all equity while maintaining ownership. Sale events provide full capital return plus remaining profits. Strategic timing of capital events significantly impacts overall investment returns.
Funds spent on significant property improvements extending useful life or adding value, such as roof replacement, HVAC systems, or unit renovations. Unlike operating expenses, CapEx is capitalized on balance sheets and depreciated over time. Proper CapEx budgeting ensures property competitiveness and prevents deferred maintenance issues.
A detailed schedule and budget for planned property upgrades and major repairs over the investment hold period. CIPs outline renovation scope, timing, costs, and expected value creation. This roadmap guides capital deployment and helps investors track business plan execution against projections.
The layered structure of all financing sources used to acquire a multifamily property, ordered by seniority and risk. The stack typically includes senior debt at the bottom, mezzanine debt above, preferred equity next, and common equity at the top. Each layer has distinct risk/return profiles and priority claims.
Read the full article on Capital Stack →
The ratio of a property’s net operating income to its purchase price or current market value, expressed as a percentage. Cap rates serve as a fundamental valuation metric allowing property comparison across markets. Higher cap rates indicate higher returns but often greater risk, while lower cap rates suggest premium assets.
Read the full article on Cap Rate →
Click here to access Cap Rate Calculator→
The net income remaining after all operating expenses and debt service are paid. Positive cash flow allows for investor distributions, while negative cash flow requires capital injections. Multifamily investors analyze cash flow to assess investment viability and determine distribution potential throughout the hold period.
Read the full article on Cash Flow →
The ratio of annual pre-tax cash flow to total invested equity, expressed as a percentage. This metric measures actual cash yield investors receive relative to capital deployed. A 7% CoC return means investors receive $7,000 annually per $100,000 invested, providing a simple yield comparison across opportunities.
Read the full article on Cash-on-Cash Return →
Replacing existing debt with a larger loan, extracting accumulated equity as cash while maintaining property ownership. Multifamily investors use cash-out refinances to return investor capital, fund additional acquisitions, or improve cash flow through better loan terms. This strategy provides liquidity without triggering sale taxes.
Premium multifamily assets featuring new construction or recent vintage, luxury amenities, high-quality finishes, and prime locations. Class A properties command highest rents and attract affluent tenants but offer limited value-add potential. These assets typically provide stable cash flow with appreciation driven by market forces.
Well-maintained multifamily properties typically 10-30 years old with good locations and adequate amenities. Class B assets represent the market’s middle tier, offering balance between stability and value-add potential. These properties attract working professionals seeking quality housing at moderate prices below Class A levels.
Listen to the podcast on Class B Property →
Older multifamily properties (30+ years) requiring significant deferred maintenance and renovations, typically in secondary locations. Class C assets offer highest value-add potential and cash flow yields but carry greater operational and market risks. These properties serve budget-conscious tenants and require hands-on management.
All fees and expenses required to complete a multifamily property purchase beyond the purchase price. Common closing costs include title insurance, legal fees, surveys, environmental reports, loan origination fees, and transfer taxes. These costs typically total 2-5% of purchase price and reduce available renovation capital.
Property types used for business purposes rather than residential homeownership, including multifamily (5+ units), office, retail, industrial, and hospitality. Multifamily properties over four units are classified as commercial real estate, subject to commercial lending standards and valuation methods based on income generation.
Read the full article on CRE →
Expenses for maintaining shared property spaces such as lobbies, hallways, landscaping, pools, and fitness centers. In multifamily properties, CAM costs are typically included in operating expenses rather than passed through to tenants like retail properties. Effective CAM management impacts NOI and tenant satisfaction.
Recently sold properties with similar characteristics used to estimate market value of a target asset. Effective comps match property type, size, location, age, and condition. Analyzing comps helps investors determine appropriate purchase prices and validate pro forma assumptions for underwriting and appraisal purposes.
Incentives offered to attract tenants, such as free rent periods, waived fees, or upgrade allowances. Concessions reduce effective rental income and NOI despite maintaining higher stated rents. Investors analyze concession levels to understand true market conditions and accurately project rental revenue during lease-up or repositioning.
Short-term financing for ground-up multifamily development, disbursed in draws as construction progresses. Construction loans feature higher interest rates and require developer experience and equity. These loans convert to permanent financing upon completion and stabilization, or are paid off through refinancing.
A valuation method estimating property value by calculating land value plus construction costs minus depreciation. While less common for stabilized multifamily assets, the cost approach helps value new developments or properties with limited comparable sales. This method establishes a theoretical replacement cost ceiling for property value.
A tax strategy accelerating depreciation deductions by identifying property components with shorter useful lives than the building’s 27.5-year standard. Engineering-based studies reclassify assets like carpeting, appliances, and landscaping into 5, 7, or 15-year categories. This generates immediate tax savings and improves after-tax returns.
Read the full article on Cost Segregation →
Loan agreement provisions requiring borrowers to maintain specific financial or operational standards. Common covenants include minimum debt service coverage ratios, maximum loan-to-value ratios, and reserve requirements. Covenant violations can trigger default provisions, increased oversight, or loan acceleration by lenders.
The total amount of principal and interest payments required on a loan during a specific period, typically calculated annually. Debt service directly reduces cash flow available for distributions and significantly impacts investment returns. Lower debt service through favorable loan terms improves cash-on-cash returns and financial flexibility.
A key lending metric measuring a property’s ability to cover debt payments, calculated by dividing net operating income by annual debt service. Lenders typically require minimum DSCR of 1.20-1.30, meaning NOI must exceed debt service by 20-30%. Higher DSCR indicates greater repayment safety margin.
A risk assessment metric calculated by dividing net operating income by total loan amount, expressed as a percentage. Unlike DSCR, debt yield is independent of interest rates and amortization, providing lenders a pure income-to-loan ratio. Typical minimum debt yields range from 8-10% depending on asset quality.
Necessary repairs and replacements postponed by previous owners to reduce expenses, creating accumulated property deterioration. Identifying deferred maintenance during due diligence prevents unexpected capital requirements post-acquisition. Value-add investors specifically target properties with deferred maintenance, correcting issues to justify rent increases.
The tax deduction accounting for property value decline over time due to wear and deterioration. Residential rental properties depreciate over 27.5 years for tax purposes, providing significant non-cash deductions reducing taxable income. Accelerated depreciation through cost segregation or bonus depreciation enhances tax benefits substantially.
Read the full article on Depreciation →
The sale of a multifamily property marking the end of an investment hold period. Strategic disposition timing maximizes returns by capitalizing on value creation, favorable market conditions, and tax considerations. Disposition processes include marketing, negotiations, due diligence coordination, and closing execution.
Cash payments from property operations or capital events to investors, typically made quarterly or monthly. Distributions represent actual cash returns on invested capital and can originate from cash flow, refinance proceeds, or sale proceeds. Consistent distributions indicate successful execution of the investment business plan.
The equity portion of a property’s purchase price paid by investors, with the remainder financed through debt. Commercial multifamily loans typically require 20-35% down payments depending on asset quality and borrower strength. Larger down payments reduce debt service, improve cash flow, but decrease leverage benefits.
The comprehensive investigation period after contract execution where buyers verify property condition, financial performance, and legal status before closing. Due diligence includes physical inspections, financial audits, lease reviews, environmental assessments, and title examination. This process protects investors from unforeseen issues and validates underwriting assumptions.
Read the full article on Due Diligence →
Click here to download the Comprehensive Guide to Multifamily Due Diligence→
The percentage of potential gross income actually collected, accounting for vacancies, concessions, and delinquencies. Economic occupancy provides a more accurate profitability picture than physical occupancy by reflecting revenue reality. Properties may show 95% physical occupancy but only 88% economic occupancy due to non-payment.
Read the full article on Economic Occupancy →
Revenue lost due to unoccupied units, concessions, bad debt, and model units. Economic vacancy is subtracted from gross potential income to calculate effective gross income. Understanding economic vacancy helps investors accurately project revenue and identify opportunities to improve collection and reduce concessions.
Total potential rental income minus vacancy and credit losses, representing actual collectible revenue. EGI serves as the starting point for NOI calculations after subtracting operating expenses. Accurate EGI projections are critical for underwriting and directly impact property valuation and investment returns.
The ownership interest in a property, calculated as current value minus outstanding debt. Equity builds through principal paydown, property appreciation, and capital improvements. Investors create wealth by growing equity over time and extracting it through refinancing or sale at advantageous multiples.
Read the full article on Equity →
The total cash returned to investors divided by total cash invested, showing overall investment profit. An equity multiple of 2.0x means investors receive double their initial investment over the hold period. This metric captures all cash flows including distributions and sale proceeds in one comprehensive return measure.
Read the full article on Equity Multiple →
Funds held by a third party to pay property taxes, insurance, and sometimes capital expenditures, ensuring these obligations are met. Lenders typically require escrow accounts for taxes and insurance, with monthly deposits based on annual costs. Escrow requirements reduce lender risk but tie up borrower capital.
The capitalization rate used to estimate a property’s future sale price at disposition. Conservative underwriting applies higher exit cap rates than entry cap rates, assuming some market compression. Exit cap rate assumptions significantly impact projected returns and should reflect realistic market expectations.
The planned method and timing for disposing of a multifamily investment to realize returns. Common exit strategies include sale to institutional buyers, 1031 exchange, portfolio aggregation, or long-term hold. Clear exit strategies guide business plan execution and help investors optimize timing for maximum value capture.
A government-sponsored enterprise providing liquidity to multifamily markets through purchasing and guaranteeing loans. Fannie Mae offers competitive fixed-rate financing with flexible prepayment options for stabilized properties meeting their underwriting criteria. Their loan programs support affordable housing and workforce housing initiatives.
A government agency insuring multifamily loans to reduce lender risk and increase financing availability, particularly for affordable housing. FHA loans feature high leverage (up to 87% LTV), low rates, and non-recourse terms but require properties to meet specific affordability and quality standards.
Read the full article on FHA loans→
The most complete ownership interest in real property, granting unlimited rights to use, lease, sell, or bequeath the asset. Fee simple ownership contrasts with leasehold interests where land is leased long-term. Most multifamily investments involve fee simple ownership providing maximum control and flexibility.
Formal records of a property’s or entity’s financial activities, including income statements, balance sheets, and cash flow statements. Accurate financial statements are essential for investor reporting, loan compliance, tax filing, and performance analysis. Professional accounting ensures credibility with lenders and investors.
Read the full article on Financial Statements →
A loan with an interest rate that remains constant throughout the loan term, providing payment predictability. Fixed-rate financing protects borrowers from rising rates but may carry higher initial rates than adjustable loans. Most multifamily investors prefer fixed-rate debt for cash flow stability.
Debt with interest rates that adjust periodically based on an index such as SOFR plus a spread. Floating-rate loans are common for bridge financing and construction loans, offering lower initial rates but payment uncertainty. Rate caps limit maximum interest exposure during volatile periods.
Value increases resulting from intentional property improvements and operational enhancements rather than market forces. Value-add investors create forced appreciation through renovations, rent increases, expense reductions, and improved management. This strategy allows investors to accelerate returns versus relying solely on market appreciation.
The legal process where lenders seize property ownership following borrower default on loan obligations. Foreclosure allows lenders to recover outstanding debt by selling the property. Borrowers can avoid foreclosure through loan modifications, short sales, or deed-in-lieu arrangements when facing financial distress.
A government-sponsored enterprise providing multifamily financing through purchasing and securitizing loans. Freddie Mac offers competitive terms for stabilized properties and supports affordable housing initiatives. Their loan products compete with Fannie Mae while serving similar market segments and property types.
A REIT performance metric adding depreciation and amortization back to net income, since these non-cash charges don’t reflect true operating performance. FFO provides better REIT comparison than net income by eliminating depreciation variations. Investors use FFO to evaluate REIT dividend sustainability and operational efficiency.
Low-rise multifamily properties typically 2-3 stories without elevators, featuring landscaped grounds and surface parking. Garden-style apartments are common in suburban markets, offering lower construction and operating costs than high-rise buildings. These properties appeal to renters seeking affordable options with outdoor space.
The primary contractor responsible for managing all construction and renovation work, coordinating subcontractors, and ensuring project completion on schedule and budget. GC selection significantly impacts renovation success in value-add strategies. Strong GCs bring expertise, reliability, and problem-solving capabilities to complex projects.
The active investor who identifies deals, raises capital, manages properties, and executes the business plan. GPs assume unlimited liability and handle day-to-day operations and strategic decisions. In return, GPs typically receive acquisition and asset management fees plus a promoted interest in profits.
Doanload the FREE resource ‘Questions to Ask A GP’ →
The capitalization rate at property acquisition, calculated by dividing year-one NOI by purchase price. Going-in cap rates indicate initial yield and allow comparison across markets and asset qualities. Lower going-in cap rates suggest lower yields but potentially higher appreciation prospects.
The maximum rental revenue a property could generate if 100% occupied at market rents with no concessions. GPI serves as the starting point for income calculations before adjusting for vacancy, concessions, and other income sources. Accurate GPI estimation requires thorough market rent analysis.
The total possible rental income from all units if fully leased at current asking rents. GPR multiplies unit count by asking rents, providing the revenue ceiling before vacancy and concessions. Comparing GPR to actual collections reveals leasing effectiveness and pricing power.
A simplified valuation metric dividing property price by gross annual rental income. While less precise than cap rate analysis, GRM provides quick initial screening for property comparison. Lower GRMs may indicate value opportunities, while higher GRMs suggest premium pricing or appreciation expectations.
Direct construction and renovation expenses including materials, labor, and contractor fees. Hard costs represent the physical work required to improve a property and typically comprise the largest portion of renovation budgets. Accurate hard cost estimation is critical for value-add investment underwriting.
Multifamily buildings typically exceeding 12 stories, featuring elevators, structured parking, and significant common areas. High-rises are common in dense urban markets where land costs justify vertical construction. These properties offer premium amenities and views but carry higher operating costs and construction expenses.
The expected duration between property acquisition and disposition, typically 3-7 years for value-add multifamily investments. Hold periods should align with business plan execution timelines and market cycle positioning. Longer holds allow more equity buildup through amortization while shorter holds may capture peak market conditions.
Ongoing expenses during property ownership including debt service, property taxes, insurance, utilities, and maintenance. Holding costs continue regardless of occupancy levels, creating financial pressure during lease-up or renovation periods. Adequate reserves ensure investors can cover holding costs during stabilization phases.
The federal department overseeing FHA multifamily loan programs, fair housing enforcement, and affordable housing initiatives. HUD-insured loans provide attractive financing for qualifying multifamily properties meeting affordability and quality standards. HUD programs support workforce housing and community development objectives.
Listend to the Podcast on HUD →
The minimum return threshold investors require before general partners receive promoted interest or performance fees. Common hurdle rates range from 6-10% IRR, ensuring limited partners achieve baseline returns before GP profit participation increases. Hurdle rates align sponsor interests with investor returns.
The primary multifamily valuation method estimating property value based on income-generating capacity. The income approach applies capitalization rates to net operating income, recognizing that property value derives from cash flow production. This method dominates commercial real estate valuation for investment properties.
The actual rent currently being paid by existing tenants, which may differ from current market rents. Analyzing in-place versus market rents reveals value-add potential through lease renewals at higher rates. Large gaps between in-place and market rents indicate significant rent growth opportunities.
A loan period where borrowers pay only interest without principal reduction, maximizing cash flow but not building equity. Bridge loans commonly feature interest-only terms during renovation periods. While improving short-term cash flow, interest-only periods result in higher total interest costs.
The percentage charged by lenders for borrowing capital, directly impacting debt service costs and cash flow. Interest rates reflect base rates plus credit spreads based on borrower strength and asset quality. Even small rate differences significantly affect investment returns over multi-year hold periods.
Listen to the Podcasts on Interest Rate →
Funds set aside at closing to cover debt service during renovation or lease-up periods when cash flow may be insufficient. Interest reserves protect investors from capital calls and ensure loan payment continuity during stabilization. Lenders may require reserves as a loan condition for transitional properties.
A time-weighted return metric measuring annualized investment performance across all cash flows including initial investment, distributions, and final proceeds. IRR accounts for both timing and magnitude of cash flows, making it the industry-standard metric for comparing investment opportunities. Higher IRRs indicate superior risk-adjusted returns.
Read the full article on IRR →
A group of senior executives who evaluate and approve potential acquisitions and major decisions for institutional investors or syndicators. Investment committees apply rigorous analysis, risk assessment, and strategic alignment before committing capital. This governance structure ensures disciplined capital deployment and protects investor interests.
A partnership between two or more parties to acquire, develop, or operate a multifamily property, sharing profits, losses, and responsibilities. JVs combine complementary strengths such as capital, expertise, or market access. Clear operating agreements define each party’s roles, capital contributions, and profit distributions.
Individuals designated in loan documents as critical to the borrowing entity’s financial strength and operational capability. Lenders require key principals to maintain involvement and may restrict their ability to withdraw from sponsorship. Key principal requirements protect lenders by ensuring experienced leadership continuity.
The period following construction completion or renovation when a property is being leased to reach stabilized occupancy. Lease-up periods typically last 6-18 months depending on market conditions and unit count. Effective lease-up requires strategic pricing, marketing, and concession management to optimize both pace and rental rates.
An ownership structure where the building is owned but the land is leased long-term, typically 50-99 years. Leasehold properties require ongoing ground rent payments and face eventual lease expiration. While less common in multifamily, leasehold interests can offer lower acquisition costs but financing challenges.
The financial institution or individual providing debt capital for property acquisition or refinancing. Multifamily lenders include banks, life insurance companies, CMBS conduits, Fannie Mae, Freddie Mac, and private lenders. Lender selection impacts loan terms, requirements, and flexibility throughout the investment period.
Read the full article on Lenders →
A preliminary non-binding agreement outlining key purchase terms including price, financing, due diligence period, and closing timeline. LOIs demonstrate buyer commitment and establish negotiation framework before drafting formal purchase agreements. Well-crafted LOIs align expectations and streamline contract negotiations.
Read the full article on LOI →
The use of borrowed capital to acquire property and amplify equity returns. Leverage magnifies both gains and losses, increasing cash-on-cash returns when property income exceeds debt costs. Optimal leverage balances return enhancement against increased risk and reduced cash flow margins.
Read the full article on Leverage →
A passive investor providing capital without operational involvement or management responsibilities. LPs have limited liability capped at their investment amount and receive returns based on their ownership percentage. This passive role allows LPs to participate in multifamily investments without active management burdens.
The ease and speed with which an investment can be converted to cash without significant value loss. Real estate is relatively illiquid compared to stocks, requiring months to sell properties. Investors must commit capital for full hold periods, with limited interim liquidity except through refinancing.
The ratio of loan amount to total project cost for development or major renovation projects. LTC ratios typically range from 60-75% for construction and value-add projects. Lower LTC ratios require more equity but reduce risk, while higher ratios increase leverage and returns.
The ratio of loan amount to property value, expressed as a percentage. Commercial multifamily loans typically feature 65-80% LTV ratios depending on asset quality and borrower strength. Lower LTV provides lenders greater safety margins, while higher LTV increases investor leverage and returns.
The difference between in-place rents and current market rents, representing foregone income from below-market leases. Significant loss to lease indicates value-add potential through rental rate increases upon lease renewal or turnover. Investors target properties with high loss to lease for forced appreciation strategies.
A contract defining the relationship, responsibilities, and compensation between property owners and management companies. Management agreements specify fee structures, performance expectations, reporting requirements, and termination conditions. Strong agreements align property manager incentives with ownership objectives for optimal performance.
Compensation paid to property management companies for overseeing daily operations, typically 2-5% of collected revenue. Management fees cover tenant relations, maintenance coordination, rent collection, and financial reporting. While reducing NOI, professional management often improves operations sufficiently to justify costs.
The rental rate similar units command in the current market based on comparable properties. Market rent analysis guides pricing strategies and renovation scope decisions. Significant gaps between in-place and market rents signal opportunities to increase revenue through property improvements and lease renewals.
A single lease covering an entire property where the master tenant subleases individual units to end-users. Master leases provide owners stable income and shift operational responsibilities. Operators use master lease structures for corporate housing, student housing, or senior living conversions.
A detailed investment offering document provided to potential investors describing the opportunity, property details, market analysis, business plan, terms, and risks. Offering memorandums comply with securities regulations and provide comprehensive information enabling informed investment decisions. Professional memorandums enhance credibility and streamline capital raising.
Subordinate financing sitting between senior debt and equity in the capital stack, secured by ownership interests rather than property liens. Mezzanine debt features higher interest rates than senior debt but lower returns than equity. This layer increases leverage while maintaining acceptable senior debt metrics.
Multifamily buildings typically 5-12 stories tall, featuring elevators and structured parking. Mid-rise properties balance urban density with construction costs, common in downtown areas and strong suburban nodes. These properties offer amenities approaching high-rises at lower operating costs and development expenses.
Properties combining residential units with commercial space such as retail or office, creating live-work-play environments. Mixed-use developments provide diversified income streams but add management complexity. Ground-floor retail activates street life while residential floors maximize site utilization and rental income.
Listen to the podcast on Mixed-Use →
The amount tenants pay monthly for unit occupancy, typically including base rent but excluding separately-metered utilities. Monthly rent analysis by unit type and size guides pricing strategies and reveals value-add opportunities. Consistent rent growth indicates strong property performance and market positioning.
A property’s income after operating expenses but before debt service and capital expenditures, calculated as effective gross income minus operating expenses. NOI is the most critical metric for property valuation and investment analysis. Increasing NOI directly improves property value and investment returns.
Read the full article on NOI →
Debt where lenders can only claim collateral property upon default, without personal liability for deficiency balances. Most commercial multifamily loans are non-recourse except for specific “bad boy” carve-outs like fraud or environmental violations. Non-recourse terms limit investor downside risk to invested equity.
Read the full article on Non-Recourse Loan →
The percentage of units currently leased and generating revenue, a key performance indicator for multifamily properties. High occupancy rates indicate strong demand and effective management. Investors target 90-95% stabilized occupancy, balancing revenue maximization with turnover costs and market conditions.
See Memorandum.
The legal document governing a limited liability company, defining member rights, profit distributions, management structure, and operational procedures. Operating agreements for syndications detail GP and LP roles, capital contributions, distribution waterfalls, and decision-making authority. Well-drafted agreements prevent disputes and ensure smooth operations.
Ongoing costs of running a property including property management, utilities, insurance, repairs, landscaping, and property taxes. Operating expenses are subtracted from effective gross income to calculate NOI. Expense management directly impacts profitability and investor returns.
A financial report detailing property income and expenses over a specific period, showing revenue sources, expense categories, and resulting NOI. Operating statements are essential for performance monitoring, investor reporting, and loan compliance. Accurate statements enable data-driven decision-making and trend identification.
An upfront fee charged by lenders for processing and funding a loan, typically 0.5-2% of the loan amount. Origination fees compensate lenders for underwriting, documentation, and administrative costs. These fees increase total borrowing costs and should be factored into cash flow analysis.
Earnings from investments where the investor does not materially participate in operations. Multifamily limited partnership distributions typically qualify as passive income, subject to specific tax treatment. Passive losses can only offset passive income, creating tax planning considerations for high-income investors.
Listen tothe Podcast on Passive Income →
See Limited Partner.
Listen to the podcast on Passive Investors→
Additional compensation paid to general partners based on achieving specific return thresholds or outperforming benchmarks. Performance fees align sponsor interests with investor returns by rewarding superior execution. These fees supplement base management fees and typically activate after meeting preferred return hurdles.
Long-term financing (typically 5-30 years) for stabilized properties, replacing construction or bridge loans. Permanent loans feature lower rates than transitional financing and provide predictable debt service. Obtaining permanent financing is a key milestone in property stabilization and value realization.
The percentage of units currently occupied by tenants, regardless of payment status. Physical occupancy differs from economic occupancy which accounts for non-paying tenants. While high physical occupancy appears positive, economic occupancy better reflects actual revenue generation and financial health.
An acronym for Principal, Interest, Taxes, and Insurance – the four components of total monthly housing payment obligations. While more relevant for residential homeownership, PITI helps multifamily investors understand total occupancy costs from tenant perspectives when analyzing affordability and rent-to-income ratios.
Upfront fees paid to lenders equal to 1% of the loan amount, used to reduce interest rates or as origination charges. Borrowers can “buy down” rates by paying discount points at closing. Points increase initial capital requirements but may improve long-term economics for longer-hold investments.
A capital stack position between mezzanine debt and common equity, providing fixed returns with priority over common equity but subordinate to all debt. Preferred equity doesn’t receive equity upside but offers predictable yields between debt and equity returns. This instrument balances income and flexibility.
A minimum return threshold that limited partners receive before general partners participate in profits beyond their ownership percentage. Common preferred returns range from 6-10% annually. Pref structures ensure passive investors achieve baseline returns before sponsors receive promoted interest.
Fees charged for paying off loans before maturity, protecting lenders from early payoff losses. Prepayment penalties vary by loan type, including yield maintenance, defeasance, or step-down schedules. Understanding penalty structures is critical for exit strategy planning and refinancing decisions.
A legal disclosure document detailing investment risks, terms, sponsor background, and property information for private securities offerings. PPMs satisfy securities law requirements by ensuring investors receive material information. Comprehensive PPMs protect sponsors from liability while enabling informed investor decisions.
Financial projections estimating future property performance including revenue, expenses, NOI, cash flow, and returns. Pro formas guide investment decisions and communicate expected outcomes to investors. Conservative pro formas based on realistic assumptions enhance credibility and reduce disappointment risk.
Additional profit share earned by general partners beyond their equity contribution percentage after achieving return hurdles. Typical structures award GPs 20-30% of profits after LP preferred returns are met. Promoted interest aligns GP incentives with strong performance and investor satisfaction.
The oversight of daily property operations including leasing, maintenance, tenant relations, and financial reporting. Professional property management is critical for maximizing NOI and tenant satisfaction. Strong property managers enhance value through effective operations, while poor management destroys returns.
Read the full article on Property Mangement →
Download the FREE ebook on How to Hire a Property Management Company→
Annual taxes assessed by local governments based on property value, typically 1-3% of assessed value depending on jurisdiction. Property taxes are significant operating expenses affecting NOI and cash flow. Tax appeals and exemptions can meaningfully reduce expense burdens.
The binding contract between buyer and seller detailing transaction terms including price, contingencies, representations, warranties, and closing conditions. PSAs govern due diligence periods, earnest money, and default remedies. Well-negotiated PSAs protect buyer interests while facilitating smooth transactions.
Designated economically distressed communities where investors can defer and reduce capital gains taxes through Opportunity Zone funds. Multifamily developments in QOZs offer significant tax benefits including permanent gain exclusion after 10-year holds. These incentives stimulate investment in underserved areas.
A company owning and typically operating income-producing real estate, offering shareholders liquidity and dividends while avoiding corporate taxation. Multifamily REITs provide public market access to apartment investments with daily liquidity. REITs must distribute 90% of taxable income as dividends.
Properties acquired by lenders through foreclosure after borrower default. REO properties are often sold at discounts to quickly remove non-performing assets from lender portfolios. Investors target REO opportunities for below-market acquisition prices, though condition and title issues may exist.
Debt where borrowers have personal liability for loan deficiency balances following default and foreclosure. Lenders can pursue borrower personal assets beyond property collateral if sale proceeds don’t satisfy debt. Recourse loans are less common in commercial multifamily but may apply for construction or higher-risk deals.
Read the full article on Recourse Loan →
Replacing existing debt with new financing, potentially with different terms, rate, or amount. Investors refinance to improve loan terms, extract equity through cash-out refinances, or transition from bridge to permanent financing. Strategic refinancing optimizes capital structure and enhances returns.
SEC rules governing private securities offerings, allowing companies to raise capital without full registration. Regulation D Rule 506(b) and 506(c) permit sales to accredited investors with different marketing restrictions. Most multifamily syndications utilize Reg D for compliant capital raising.
See Renovation.
Listen to the podcast on Rehab →
The process of renovating and improving a property to increase value, reduce operating costs, or attract higher-quality tenants. Effective rehabbing requires careful budget management, contractor oversight, and marketing to justify increased rents. Value-add strategies center on strategic rehabbing delivering attractive risk-adjusted returns.
Physical improvements made to a property to enhance appeal, functionality, and value. Multifamily renovations range from cosmetic updates to major system replacements. Strategic renovations enable rent increases, reduce turnover, and lower operating expenses, driving NOI growth and property appreciation.
Listen to the podcast on Renovation →
Recently leased units in similar properties used to establish market rent ranges for underwriting and pricing. Accurate rent comps are essential for validating projected rents in pro formas. Rent comps should match property location, quality, unit size, and amenities for meaningful comparison.
The annual percentage increase in rental rates, driven by market demand, property improvements, or inflation. Rent growth directly increases NOI and property value, making it a critical performance driver. Markets with strong job growth and limited supply typically experience higher rent growth.
A detailed listing of all units showing tenant names, lease terms, monthly rents, deposits, and occupancy status. Rent rolls are critical due diligence documents revealing actual rental income and lease expiration schedules. Analyzing rent rolls identifies lease-up opportunities and validates seller-provided financial statements.
Revenue generated from tenant lease payments, representing the primary income source for multifamily properties. Rental income projections drive property valuations and investment returns. Increasing rental income through market rent achievement and occupancy optimization is fundamental to successful multifamily investing.
Comprehensive property transformation through significant renovations, rebranding, and operational improvements to appeal to different tenant demographics. Repositioning involves upgrading from one property class to another, such as Class C to Class B. This high-risk, high-return strategy requires substantial capital and expertise.
Funds set aside to cover unexpected expenses, planned capital improvements, or operating shortfalls. Adequate reserves protect investors from capital calls and ensure properties can weather market downturns. Lenders typically require minimum reserve amounts based on unit count and property condition.
A broad metric measuring total profit relative to initial investment. In real estate, ROI encompasses cash flow, appreciation, tax benefits, and equity buildup. While less precise than IRR for multi-year investments, ROI provides a simple profitability indicator.
A contractual right granting a party the option to match third-party offers before property sale. ROFRs protect tenants or existing investors from displacement while allowing owners to test market values. These provisions can complicate sales but provide relationship benefits.
The benchmark interest rate replacing LIBOR for floating-rate loans, based on overnight Treasury repurchase transactions. SOFR provides a reliable reference rate for adjustable-rate multifamily loans. Bridge loans and construction financing commonly use SOFR plus a credit spread.
The federal agency regulating securities offerings and protecting investors through disclosure requirements. Multifamily syndications must comply with SEC rules when raising private capital from investors. Understanding SEC regulations ensures legal compliance and protects sponsors from liability.
Listen to the podcast on SEC Attorneys →
Debt provided by property sellers rather than traditional lenders, often used when conventional financing is unavailable or to bridge financing gaps. Seller financing can accelerate transactions and provide flexible terms. However, sellers typically charge higher rates and require substantial down payments.
Listen to the podcast on Seller Financing →
The primary mortgage secured by property liens with first priority in bankruptcy proceedings. Senior debt offers lowest interest rates due to superior collateral position and represents the largest capital stack component. Lenders of senior debt have strongest rights to property cash flows.
Detached houses rented to tenants rather than owner-occupied. While not technically multifamily, institutional investors increasingly acquire SFR portfolios. SFRs attract different tenant demographics and feature distinct operational characteristics compared to traditional apartments.
Indirect project expenses beyond physical construction, including architectural fees, permits, legal costs, financing fees, and consultant services. Soft costs typically represent 15-25% of total development or major renovation budgets. Accurate soft cost estimation prevents budget shortfalls.
The individual or company organizing and managing a multifamily investment syndication. Sponsors identify opportunities, conduct due diligence, raise capital, and execute business plans. Sponsor track record, expertise, and alignment are critical factors in investor decision-making.
The interest rate margin above a base rate such as SOFR or Treasury yields that lenders charge borrowers. Spreads reflect borrower creditworthiness, property quality, and market conditions. Lower spreads indicate stronger borrowing positions and reduce debt service costs.
A multifamily asset achieving consistent occupancy (typically 90-95%) and normalized operating performance. Stabilized properties qualify for permanent financing with favorable terms. The stabilization timeline varies based on renovation scope, market conditions, and lease-up execution.
The adjustment of an inherited asset’s cost basis to fair market value at the inheritance date, eliminating capital gains taxes on appreciation during the decedent’s lifetime. Step-up basis provides significant estate planning benefits for real estate investors, though current law could change.
The legal document investors complete when committing capital to a syndication, confirming their accreditation status, investment amount, and agreement to offering terms. Subscription agreements bind investors to their commitments and provide sponsors necessary investor information and representations.
A geographic subdivision within a larger metropolitan area with distinct characteristics, demographics, and market dynamics. Submarket analysis helps investors identify specific neighborhoods with superior growth prospects. Strong submarket selection can outweigh broader market trends.
Additional financing on a property with existing debt, used to fund renovations or extract equity without refinancing the first mortgage. Supplemental loans sit behind senior debt in the capital stack. Agency lenders offer supplemental loans on qualifying properties with favorable existing financing.
The pooling of multiple investors’ capital to acquire a property too large for individual purchase. Syndications combine passive investor capital with active sponsor expertise, creating mutually beneficial partnerships. This structure democratizes access to institutional-quality multifamily investments.
Read the full article on Syndication →
A temporary reduction or elimination of property taxes offered by municipalities to incentivize development or rehabilitation in targeted areas. Tax abatements improve cash flow during early ownership years, enhancing investment returns. Abatement expiration must be modeled in long-term projections.
Advantages provided through tax code provisions including depreciation deductions, mortgage interest deductions, and capital gains preferential treatment. Real estate offers superior tax benefits compared to most investments. Strategic tax planning significantly enhances after-tax returns for multifamily investors.
Listen to the podcast on Tax Benefits →
Investment structures or deductions that reduce taxable income, such as depreciation from real estate ownership. Multifamily investments provide excellent tax shelter through depreciation offsetting operational income. Cost segregation and bonus depreciation amplify tax shelter benefits substantially.
Allowances or construction provided to customize spaces for tenant needs, more common in commercial leases than multifamily. In mixed-use properties, ground-floor retail may receive TI allowances. Multifamily properties occasionally offer minor improvements to secure quality tenants.
The diversity and composition of tenants across a property, relevant for mixed-use developments with residential and commercial components. Balanced tenant mix reduces vacancy risk and creates vibrant environments. Strategic curation of retail tenant mix enhances residential appeal and property value.
A preliminary agreement outlining major loan or investment terms before formal documentation. Term sheets cover key points like amount, rate, maturity, fees, and prepayment provisions without binding parties. Reviewing term sheets ensures alignment before expending resources on final documentation.
Insurance protecting property owners and lenders against losses from title defects, liens, or ownership disputes discovered after closing. Title insurance provides one-time coverage based on comprehensive title searches. Clear title is essential for valid property ownership and lender security.
See Debt Service.
Financial performance data covering the most recent twelve-month period, providing current operating results regardless of calendar or fiscal year alignment. T12 analysis reveals recent trends and seasonality better than single-year snapshots. Lenders rely heavily on T12 NOI for underwriting.
The rate at which tenants vacate units, creating vacancy and turnover costs including cleaning, repairs, and lease-up expenses. High turnover reduces NOI through lost rent and make-ready costs. Effective management minimizes turnover through tenant satisfaction and retention programs.
Read the full article on Turnover →
The comprehensive analysis process evaluating an investment opportunity’s risks and projected returns. Thorough underwriting examines financials, market conditions, physical condition, and execution risks. Conservative underwriting using realistic assumptions protects investors from disappointed expectations and losses.
Click here to access the Commercial Real Estate Underwriting Tool →
The distribution of different unit types (studio, 1-bed, 2-bed, 3-bed) within a property. Optimal unit mix aligns with target market demographics and maximizes revenue per square foot. Analyzing submarket demand by unit type guides renovation and conversion strategies.
The process of preparing a vacated unit for the next tenant, including cleaning, repairs, painting, and inspections. Efficient unit turns minimize vacancy periods and control costs. Streamlined turn processes and pre-leasing strategies accelerate revenue recovery and improve investment returns.
The potential for returns exceeding base projections through better-than-expected performance, market conditions, or execution. Value-add strategies offer significant upside through forced appreciation and rent growth. Investors must balance upside potential against downside risks when evaluating opportunities.
Essential services including water, sewer, electricity, gas, and trash removal. Properties are either master-metered with owner responsibility or individually metered with tenant payment. Passing utility costs to tenants improves NOI but may increase vacancy if total costs exceed market expectations.
The percentage of unoccupied units available for lease. Physical vacancy measures empty units while economic vacancy includes non-paying tenants and concessions. Low vacancy indicates strong demand, while high vacancy may signal overpricing, poor management, or weak market conditions.
The process of determining a property’s market value through comparable sales, income capitalization, or cost approaches. Accurate valuation is critical for acquisition pricing, financing, and disposition. Professional appraisals provide third-party valuation opinions required by most lenders.
An investment strategy focusing on properties requiring operational or physical improvements to increase income and value. Value-add opportunities include renovations, management improvements, and expense reduction. This strategy targets properties trading at discounts to stabilized value with clear improvement paths.
Read the full article on Value-Add →
See Floating-Rate Loan.
A physical property inspection to assess condition, identify deferred maintenance, and evaluate improvement opportunities. Pre-acquisition walk-throughs inform renovation budgets and verify assumptions. Post-renovation walk-throughs ensure quality control and contractor compliance with specifications.
The distribution structure defining how cash flows and profits are allocated among capital stack participants. Waterfalls detail payment priorities, return hurdles, and profit splits. Common structures include preferred returns for LPs followed by GP promoted interest after hurdle achievement.
The process of restructuring troubled loans or properties to avoid foreclosure, involving loan modifications, forbearance agreements, or partial debt forgiveness. Workouts allow borrowers to stabilize assets while protecting lender interests. Successful workouts benefit both parties versus costly foreclosure proceedings.
The annual return on investment expressed as a percentage, typically referring to cash-on-cash return or cap rate. Yield focuses on current income rather than total returns including appreciation. Higher yields often correlate with higher risk profiles or lower-quality assets.
A prepayment penalty calculation ensuring lenders receive the originally contracted yield despite early loan payoff. Yield maintenance compensates lenders for the difference between the original rate and current reinvestment rates. This penalty structure can be substantial in falling rate environments.
Local government regulations controlling property use, density, height, and development standards. Zoning classifications determine whether multifamily development is permitted and at what density. Understanding zoning is critical for development projects and repositioning strategies requiring use changes.
A budgeting approach requiring justification for every expense from scratch rather than using prior year budgets as baselines. Zero-based budgeting identifies unnecessary costs and optimization opportunities. This disciplined approach can uncover significant expense reduction opportunities during property transitions.
This comprehensive multifamily investing glossary covers 150+ essential terms every real estate investor should understand. Each definition provides 40-80 words of clear, actionable explanation to help you navigate the multifamily investment landscape with confidence.
Whether you’re a passive investor evaluating syndication opportunities or an active investor underwriting your next acquisition, understanding these terms is fundamental to making informed investment decisions and communicating effectively with industry professionals.
Ready to dive deeper? Click any term link above to read our full, detailed article exploring that concept with examples, calculations, and real-world applications.
Disclaimer: This glossary was made with the help of AI and reviewed by Rod and his team.
If your bills feel unmanageable, you aren’t alone. Recent reports found that 30% of people are less able to afford bills today than they...
Blog Posts Archives UnfavoriteFavorite February 20, 2026 Financial Security Program A collaboration of Aspen Institute Financial Security Program and the...
Colleges are navigating enrollment pressures, renewed federal oversight, and growing scrutiny around how families finance higher education. This week’s developments...
