As others have noted the number of MF properties in the greater Phx area is low compared to many markets and the number for sale is even lower.

Since they can't do each property individually, they use comparable sales to make broad generalizations to determine percent changes.

It's very expensive compared to other property manager.

Corvallis is notoriously “anti-building”, a more hyper-inflated market inside of its own bubble compared to the rest of the willamette valley.

However, in such a case, a rescue fund would hold a superior position in the capital structure compared to the common equity investors, including yourselves and there acting as a parasite taking equity upside from all common equity investors.While this might provide a safer position for the pref equity slash rescue fund, it would also significantly impact the returns for common equity investors (previous guys).

I would also highly advise to spend 30 minutes and do a rent survey yourself and find comparable units and see what they rent for and charge.

How does it compare to traditional LTR from your perspective?

We just have to hope mortgage rates decline a little bit in 2025 while the supply does not drop so that we can have more home sales in 2025 compared to 2024.

There are ways for the smart, savoy, and willing to educate themselves fast, folks who want to build wealth in real estate to do it now and rather quickly as compared to most other industries.

A monthly net cash flow of $277 is positive and reasonable for the area, but you might want to compare it to similar duplexes to see if there are better returns available.