Making sense of the Operating Expense Ratio in Multifamily Property Management

The operating expense ratio (OER) is a crucial financial metric in multifamily property management. It measures the efficiency of a property’s operations by comparing the operating expenses to the property’s effective gross income (rental income minus vacancy). Understanding and effectively managing the OER is vital for a multitude of reasons which will be covered in this post.

1. Financial Performance Assessment and Underwriting: The OER allows property managers and investors to assess the financial performance of a multifamily property. By comparing operating expenses to rental income, it provides insight into whether the property is generating sufficient income to cover its operational costs. Over time, tracking the OER in a given market helps operators who are self-managing their apartments sharpen their underwriting when shopping for other deals in an area. PMs can calculate the per unit per year (PUPY) expenses of the properties they manage and apply them to like-kind properties in a market to see if expenses are high or vice versa. Remember, when expenses are high, there is an opportunity to increase the property’s profitability and therefore increase its value.

2. Budgeting and Planning: Property managers use the OER to budget for future expenses and make informed decisions about where to allocate resources. By identifying areas where expenses are high relative to income, managers can focus on cost-saving strategies and allocate funds more effectively. One simple value-added plan to decrease expenses involves installing high-efficiency toilets and shower heads to lower the water utility bill. Another common strategy is putting multiple properties underneath a master insurance plan to save on insurance costs. In terms of budgeting, a PM should know when fixed expenses (insurance, taxes, etc.) are due so that they don’t get caught in an emergency without capital or reserves. Additionally, while variable expenses (turnover, maintenance, etc.) are less predictable than fixed expenses, PMs should take a conservative approach at the beginning of a year by budgeting for slightly higher variable expenses due to inflation and the quality of the property.

3. Benchmarking & Investor Relations: Property managers can use the OER to compare the performance of their multifamily properties to industry benchmarks or similar properties in the same market. Investors and stakeholders often rely on the OER to gauge the efficiency and profitability of their multifamily investments. A low OER can lead to higher investor confidence and potentially attract additional investment capital.

Conclusion

In summary, the operating expense ratio is a critical tool in multifamily property management because it provides valuable insights into the financial health and efficiency of a property. By tracking and optimizing the OER, property managers can improve profitability, make informed decisions, and maintain the long-term success of the property.

If you have any questions regarding the terms and concepts in this post or previous ones, please reach out to either me (tedi.nati@jtacquisitions.com) or someone on our team so we can help explain further. If you’re interested in investing with us at JT Acquisitions, you can contact us via email (contact@jtacquisitions.com), LinkedIn, Instagram (jpacquisitions), or our investor portal to set up a meeting.

As always, I hope you enjoyed reading this post as much as I have writing it. Best of luck!