Investment Analysis
Case Studies
Real investment outcomes. Anonymized for privacy. Numbers that demonstrate our analytical approach.
Investor-Grade Analysis
These case studies represent real transactions executed for our investor clients. Details are anonymized to protect client privacy, but the numbers and analytical frameworks are accurate.
We bring institutional-grade underwriting to every investment analysis, whether you're acquiring your first rental or building a multi-property portfolio.
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Investment Outcomes
Each case study demonstrates a different investment strategy and analytical approach.
Cap Rate Optimization: East Charlotte Duplex
Identified below-market duplex with value-add potential through rent optimization and minor improvements.
Key Metrics
purchase Price
$285,000
all In Cost
$312,000
monthly Rent
$2,850
annual N O I
$24,600
cap Rate At Purchase
7.1%
cap Rate Post Rehab
7.9%
cash On Cash
9.2%
Analysis
- Property was under-rented by $400/month due to legacy tenants
- Cosmetic updates ($27K) justified market-rate rents at turnover
- Location in path of gentrification arc supports appreciation thesis
- Two-unit structure provides income resilience vs single-family
Outcome
Client achieved stabilized 7.9% cap rate and 9.2% cash-on-cash return with built-in appreciation upside from neighborhood trajectory.
BRRRR Execution: Gastonia Single-Family
Executed full BRRRR cycle to acquire rental property with minimal long-term capital deployed.
Key Metrics
purchase Price
$165,000
rehab Cost
$45,000
all In Cost
$210,000
arv Appraisal
$275,000
refinance Amount
$206,250
capital Left
$3,750
monthly Rent
$1,650
cash On Cash
∞ (near-zero basis)
Analysis
- Distressed property identified through agent network before MLS
- Scope of work focused on high-ROI improvements (kitchen, flooring, exterior)
- Appraisal strategy included detailed comp analysis for maximum valuation
- Refinance at 75% LTV recovered nearly all invested capital
Outcome
Client recycled capital to next acquisition while retaining cash-flowing asset. Property generates $1,650/month rent with minimal capital at risk.
1031 Exchange Sequence: Single-Family to Multifamily
Structured 1031 exchange from appreciated single-family rental into larger multifamily asset for improved cash flow and scale.
Key Metrics
relinquished Value
$425,000
original Basis
$180,000
deferred Gain
$245,000
tax Deferred
~$60,000
replacement Property
6-unit multifamily
replacement Value
$625,000
monthly N O I
$4,200
new Cap Rate
8.1%
Analysis
- Client's single-family had appreciated significantly but yielded only 4.2% cap rate
- Identified 6-unit in emerging submarket with value-add potential
- 1031 structure deferred ~$60K in capital gains tax
- Traded up to asset with better cash flow and management economies of scale
Outcome
Client doubled cash flow, deferred $60K+ in taxes, and positioned for continued portfolio growth through future 1031 exchanges.
Portfolio Construction: First-Time Investor Roadmap
Guided first-time investor from zero properties to four-unit portfolio over 18 months using disciplined acquisition criteria.
Key Metrics
timeframe
18 months
total Units
4 doors
total Invested
$185,000
portfolio Value
$780,000
monthly Gross Rent
$5,400
portfolio Cap Rate
6.8%
equity Position
$195,000
Analysis
- Started with house-hack duplex to build experience and reduce living expenses
- Established acquisition criteria: 6%+ cap rate, path-of-progress location, value-add potential
- Used equity from Property 1 appreciation to fund Properties 2-4
- Diversified across three submarkets for risk management
Outcome
Client built $195K equity position from $185K total investment while generating positive cash flow. Portfolio positioned for continued growth via 1031 or refinance strategies.
Our Investment Methodology
Every investment analysis follows a disciplined, repeatable framework.
Investment Criteria Definition
We establish clear parameters: target cap rate, risk tolerance, time horizon, management preferences, and growth objectives.
Market & Submarket Analysis
We identify locations aligned with your criteria using employment data, infrastructure plans, demographic trends, and micro-market knowledge.
Deal Underwriting
Every potential acquisition gets institutional-grade analysis: rent comps, expense projections, cap rate scenarios, and sensitivity analysis.
Execution & Optimization
We structure acquisitions to optimize financing, tax treatment, and long-term portfolio positioning.
Important: These case studies represent past transactions and are provided for educational purposes only. Real estate investment involves risk, and past performance does not guarantee future results. Individual outcomes depend on property selection, market conditions, financing, and other factors. We recommend consulting with financial, tax, and legal professionals before making investment decisions.