Portfolio Roll Up Valuation Calculator

Roll-ups compress cap rates. This calculator sizes premium from aggregation.

Total NOI

Individual cap rate

Portfolio cap rate

Premium factor

Roll-up value uplift

$24,448,161

Portfolio value

$155,217,391

Sum of individual values

$130,769,231

How the math works

Individual sum = NOI ÷ individual cap. Portfolio value = NOI ÷ portfolio cap × premium factor.

Roll-up uplift is one of the clearest ways to extract value from accumulated real estate without heavy operational lifting. A $10M uplift from cap compression requires consolidation and packaging rather than NOI growth — different skill set, different exit timing.

How to Use

Enter total portfolio NOI.
Enter individual property cap rate %.
Enter portfolio-scale cap rate %.
Enter roll-up premium factor.
Read roll-up value uplift.

Frequently Asked Questions

Why roll-up works?

Institutional buyers (REITs, pension funds) pay tighter cap rates than retail buyers. Scale premium 25-100 bps typical. Single $5M asset at 6.5% cap = $77M portfolio might sell at 5.75% — $10M+ value uplift from aggregation alone.

Premium factors?

Location concentration (markets institutions want): 15-40% premium. Product quality (Class A/B institutional grade): 10-30%. Stabilized operations (hands-off for buyer): 15-25%. Each can compound.

When to roll up?

4-12 asset portfolio accumulated over 5-10 years. Cycle timing (institutional buyer demand high). Sponsor reaching scale where institutional exit makes sense. Usually a one-time strategic move, not recurring.

How often should I rerun this?

Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.