How to Offer on 4-Plex with Deferred Maintanence and Below Market Rent

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How to Offer on 4-Plex with Deferred Maintanence and Below Market Rent

Zach Adams
Member since 2020 · 20 posts · 7 votes

Hi, I have an opportunity to offer on an off-market 4-plex. I am confident in determining the value of properties that are at market rent and do not have lots of deferred maintenance, but I am looking for help on how to offer on a property that has lots of deferred maintenance and below-market rents.  

This property is a 4-plex with 3 2-bed, 1-bath units ($1200/mo - below market, market rents $1500-1650) and 1 1-bed, 1-bath unit ($1300/mo - market rent). Note that the 2-bedroom unit I saw had one bedroom that was smaller and did not have a closet; this is a legal bedroom, but I would argue it is more of a "den". 


For deferred maintenance, it will need a new roof and gutters ($30k), 4 new forced-air furnaces ($20k), 4 gas water heaters ($4500 if I do this myself), and general updates to every unit, including new counters, cabinets, appliances, tub surrounds, and paint. I am estimating I will need to put a little over $100k into this to get it to attract good tenants at top-level rent. Note, most of the work I will do myself except for those that a homeowner can not get a permit for. 


The best comparable sale was a fourplex two doors down that sold for $485k. This 4-plex has a much larger lot and slightly fewer capital expenditures needed. There are then other 4 plexes that appear to not need as much capital improvement in the $500-600k range. 


Note that this is going to be a transaction that does not include realtors, as they are family friends. So no commission. 


That said, how do I get a value on this? Should I determine the performance of this property with market rents and a market cap rate, then subtract the expenses to get an offer price? Any other ideas? 

What are some strategies to present an offer on a home like this to the seller? Should I be transparent in the work I believe is needed? 

Thanks for any help!

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Amir Twig
Investor · Miami, FL · Member since 2023 · 91 posts · 28 votes
4mo

Zach, one reframe that changes your whole offer: that $485k comp two doors down is your EXIT, not your basis. It sold as a finished, functioning building, so it's closer to your ARV. The move is to work backward from it, not subtract repairs from it.

So: ~$485k ARV, minus your $100k+ rehab, minus the carry and lease-up dead time while you turn units one at a time (call it $20-30k), minus a value-add margin for the risk and your labor (I'd want 15-20% of ARV). That lands your offer closer to the high $200s to ~$310k, not $385k. If you just knock repairs off the comp, you're paying near-retail for the privilege of doing the work yourself.

Two things that move it more than people expect:

- That closetless "bedroom" makes it a 1-bed-plus-den, not a true 2-bed. It rents and appraises like a 1-bed, so your $1,500-1,650 market rent on that unit is probably a stretch. Comp it as what it actually is, because on a 4-unit that one assumption swings your stabilized value a lot.

- The below-market rents are a timing problem, not a day-one number. You inherit the $1,200 leases and only get to market as they roll and you turn units, so underwrite the ramp with real vacancy, not stabilized rents on close.

And DIY isn't free, your time plus the longer timeline it creates is real carrying cost. What do the in-place leases look like, and how soon can you actually turn them?

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  • Francis K.
    San Jose, CA · Member since 2026 · 13 posts · 1 vote
    4mo

    usually the play is to get an inspection first, price the deferred maintenance repairs, then back that out of your offer dollar for dollar. below-market rents are trickier since you can't always get to market overnight depending on leases and local rules.

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  • Wright Sara
    Member since 2026 · 8 posts · 2 votes
    4mo

    Solid breakdown on your end — you're already doing the right things (adjusted comps, separating deferred maintenance from cosmetic work, itemized capex line by line). That's more rigorous than most offers I see on this type of deal.

    On methodology: starting from stabilized market rent and applying a market cap rate, then subtracting capex, is the right approach for a value-add fourplex — but be careful not to capitalize on future rents as if the property is already generating them. A lot of buyers underestimate the gap between "value at stabilization" and "value at purchase" because they forget the dead time (vacancy during renovations, leasing up units one at a time) and the carrying cost during that period — that stacks on top of your $100k budget.

    Since this is a deal between family friends, transparency about the needed work is almost always the best strategy here — it avoids legal surprises down the line and gives you legitimate negotiating leverage instead of an adversarial posture.

    One question that's going to weigh heavily on your offer price: how are you planning to fund the $100k in renovations — cash, a line of credit, or a renovation-specific loan? That's going to shape both your offer structure and your lease-up timeline.

    Happy to dig into the financing side more over DM if you want.

    Wright Sara

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  • Amir Twig
    Investor · Miami, FL · Member since 2023 · 91 posts · 28 votes
    4mo

    Zach, one reframe that changes your whole offer: that $485k comp two doors down is your EXIT, not your basis. It sold as a finished, functioning building, so it's closer to your ARV. The move is to work backward from it, not subtract repairs from it.

    So: ~$485k ARV, minus your $100k+ rehab, minus the carry and lease-up dead time while you turn units one at a time (call it $20-30k), minus a value-add margin for the risk and your labor (I'd want 15-20% of ARV). That lands your offer closer to the high $200s to ~$310k, not $385k. If you just knock repairs off the comp, you're paying near-retail for the privilege of doing the work yourself.

    Two things that move it more than people expect:

    - That closetless "bedroom" makes it a 1-bed-plus-den, not a true 2-bed. It rents and appraises like a 1-bed, so your $1,500-1,650 market rent on that unit is probably a stretch. Comp it as what it actually is, because on a 4-unit that one assumption swings your stabilized value a lot.

    - The below-market rents are a timing problem, not a day-one number. You inherit the $1,200 leases and only get to market as they roll and you turn units, so underwrite the ramp with real vacancy, not stabilized rents on close.

    And DIY isn't free, your time plus the longer timeline it creates is real carrying cost. What do the in-place leases look like, and how soon can you actually turn them?

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