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Property Repositioning ROI Calculator
Property repositioning rolls many upgrades. This calculator sizes total ROI.
Value created
$8,782,609
Yield on cost
18.04%
MOIC
3.14
How the math works
Value created = NOI lift ÷ exit cap. Yield on cost = NOI lift ÷ spend. MOIC = value ÷ spend.
Target yield on cost 200-300 bps above exit cap rate. Tighter spreads don't compensate for execution risk — especially on repositions lasting 18-36 months where market cap rates can move against you before stabilization captures the value created.
How to Use
- Enter total repositioning spend.
- Enter stabilized annual rent lift.
- Enter other NOI uplift (other income, expense reduction).
- Enter exit cap rate %.
- Read value created and yield on cost.
Frequently Asked Questions
Value creation math?
NOI lift ÷ exit cap rate = value created. Yield on spend = NOI lift ÷ spend. 10-15% yield on cost typically creates 150-250% value over spend at 5-6% cap rate. Basic lever in value-add strategy.
Where repositioning wins?
B/C properties in A/B markets (pull rent toward market). Underperforming properties under prior ownership (tighten opex). Dated amenity sets in amenity-competitive markets. Each has 150-300 bps of value-add spread potential.
Risks?
Market rent cap (can't push above comp set). Overbuild (too luxe for market). Construction overrun. Tenant disruption during reposition. Budget 15-25% contingency and test pricing assumptions against actual comp leases.
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