Portfolio Management Overhead Calculator

Overhead scales with portfolio. This calculator sizes.

Unit count

Site staff per 100 units

Loaded salary

Corporate staff total

Tech/office overhead

Overhead per door

$2,775

Total overhead

$3,330,000

Site staff cost

$2,700,000

How the math works

Site staff = units/100 × ratio. Total = site + corporate + tech. Per door = total / units.

1,200 units × 3 per 100 = 36 site FTE × $75k = $2.7M site. + $450k corporate + $180k tech = $3.33M total = $2,775/door. High end — possibly understaffed at scale. Typical target: $1,500-2,000/door at this size.

How to Use

Enter unit count.
Enter on-site staff per 100 units.
Enter loaded salary.
Enter corporate staff total.
Enter tech/office overhead.
Read overhead per door.

Frequently Asked Questions

Staffing norms?

On-site: 1 maintenance per 100 units, 1 leasing per 75-100 units, 1 manager per 150-200 units, 1 asst mgr per 300+. Corporate: 1 asset mgr per 2000-3000 units, accounting, compliance, construction oversight. Total ~$800-1,500/door/year.

Scale effects?

Small portfolio (<500 units): $1,800-2,500/door. Mid (500-5000): $1,000-1,500. Large (5000+): $700-1,100. Scale lowers corporate overhead per door. Third-party outsourcing: 3-5% fee vs building internal — scale tradeoff.

Quality matters?

Understaffed: turnover rises, rent collection slips, deferred maintenance. Overstaffed: margin compression. Institutional portfolios target tight staffing ratios. Owner-operator: often over-invests vs third-party manager.