Every property, one honest reading
Value, leases, debt and tax dates, scored for up to five properties.
- Length
- 15 business days
- Price, indicative
- From $2,500 for up to five properties
Owners with several buildings tend to know one of them well: the one that called last. The health check reads every property the same way in the same weeks, and scores each on value, lease roll, debt and tax dates, so the next problem shows up on a page before it shows up on the phone.
Fifteen business days, five properties
- Days 1 to 3
Documents gathered
Leases, rent rolls, operating statements, loan terms and tax notices for every property.
- Days 4 to 7
Leases read
Each lease abstracted for expiry, options, escalations and expense terms, then mapped by year.
- Days 8 to 11
Values and debt
A value range per property, and each loan’s balance, rate, maturity and coverage.
- Days 12 to 13
Tax and dates
Each property’s tax class and assessed value, checked against its notice, with every key date.
- Days 14 to 15
Scored and ranked
A second read, then the scorecard, a ranked action list and a one-hour call.
What lands on your desk
- Who it is for
- Owners and families holding up to five properties
- Format
- Remote document review, a scorecard and a call
- A one-page scorecard rating each property on value, leases, debt and tax
- A value range for every property, with the income and cap rate behind it
- A lease roll chart showing which leases end in which year
- A debt schedule: balance, rate, maturity and coverage for each loan
- A dates calendar: tax class, notice dates, contest deadlines and option windows
- A ranked action list for the next twelve months
Who it suits, and who not
Right for you if
- Families and owners holding two to five buildings
- Owners who have not looked at every property together in years
- Heirs or new partners taking over a set of buildings
- Owners deciding whether an ongoing retainer is worth paying for
Look elsewhere if
- More than five properties at once (ask for a quote on the call)
- A lender-ready value for any one property (ask about a licensed appraisal)
- Tax planning across your holdings (that is your CPA’s work)
Example: a family’s five buildings in southeast Wyoming
A family holds five properties in Cheyenne, Wheatland and Torrington: two small retail buildings, an office, a six-unit apartment building and a 10,000 square foot shop. The scorecard shows three leases, carrying 41% of the family’s rent, ending in the same 14 months. The apartments score lowest, with rents about 12% under the market range. The action list staggers the three renewals across different terms and puts a rent review ahead of any talk of selling the apartments.
Portfolio health check questions, answered
What does the score mean?
It is a plain rating of each property on four measures: value against debt, lease roll, loan maturity, and tax and notice dates. Each measure gets one of three marks (sound, watch or act) with a one-line reason. The ranked action list then turns every act and watch mark into a dated next step.
Why five properties?
Because five is what we can read with the same care in 15 business days. A larger portfolio is quoted on the scoping call, with its own timeline in writing. The method does not change with size: every lease is read, every loan is listed and every notice is checked.
Do you visit each property?
Not by default. The health check is a document review, using photos you send and public records. Where a property’s score turns on its condition, we say so and quote a visit. Visits in Laramie County are included; elsewhere, travel is billed at cost and quoted before you sign.
What happens after the health check?
You work the action list yourself, with your managers, or with us. Owners who want the calendars and quarterly reporting kept up can move to the asset management retainer, which is advisory only. The health check stands on its own, and there is no obligation to continue.
Can this help with family succession?
It gives everyone the same facts first. One scorecard with values, leases and debt for every property lets heirs and partners talk from the same page. Decisions about ownership, trusts or transfers belong with your attorney and CPA, and we are glad to brief them. Where a filing needs a licensed appraisal, we say so.
Read on before you call
Scope this with us
A free 30-minute call to see whether the portfolio health check fits your property, your dates and your budget.