Representative Multifamily Transactions
Illustrative examples of timing-driven control transfers
Transaction Examples
These scenarios are illustrative examples. All details have been generalized to protect confidentiality. They represent the types of timing-driven situations where discretion and private execution create value for both parties.
Debt Maturity Situation
Class B Multifamily | Southeast Market
Asset Profile
- • Vintage: 2000s-era construction
- • Occupancy: Below market average
- • CMBS debt maturity: Near-term window
- • DSCR: Compressed, refinance risk
- • Rate cap: Expired
Seller Situation
- • Private ownership group
- • Refinancing failure risk (DSCR + rate environment), lender repositioning
- • Required complete confidentiality
- • Preferred sub-60-day timeline under capital-stack pressure
- • No market exposure tolerance
Approach
Traditional broad marketing increases perceived distress in maturity-driven control transfer scenarios. Targeted, quiet approach benefits both sides. Suitable buyer profile: control-aware, operational turnaround experience, POF-verified, existing lender relationships, execution-capable, appetite for value-add execution.
Outcome
Aligned control-capable buyer and seller reached terms discreetly within target window. Seller avoided lender repositioning pressure; buyer secured off-market control transfer with operational upside. Confidentiality preserved for all parties.
Partnership Dissolution
Class A Multifamily | Southeast Market
Asset Profile
- • Vintage: Recent construction (2010s)
- • Occupancy: Above-market performance
- • Fixed-rate agency debt (no near-term maturity)
- • DSCR: Healthy coverage
- • Well-maintained, strong fundamentals
Seller Situation
- • GP-LP dispute over distribution timing, partnership stress
- • Both parties wanted exit, not asset issues
- • Absolutely no public marketing (optics risk)
- • Needed neutral intermediary
- • Timeline: Flexible, preferred expedited close
Approach
Partnership stress situations require absolute discretion. Public marketing risks escalating internal dynamics and creating reputational concerns. Private match with control-capable buyer who understands the dynamic allows clean control transfer for all parties.
Outcome
Suitable counterparty identified and terms negotiated within target window. Both GP and LP exited cleanly without public exposure; buyer acquired well-positioned asset at fair pricing.
Pre-Distress Strategic Exit
Class B Multifamily | Secondary Market
Asset Profile
- • Vintage: Mid-2000s construction
- • Occupancy: Declining trend, below market
- • New supply pressure in submarket
- • DSCR: Approaching covenant threshold
- • Debt maturity: Medium-term window
Seller Situation
- • Family office ownership
- • Recognized early demographic pressure, capital exhaustion
- • Proactive control transfer before distress narrative
- • Wanted to preserve sponsor reputation
- • No tolerance for property being shopped
Approach
In rising-supply submarkets, control timing and narrative control are crucial. Early intelligence on demographic shifts, capital exhaustion, and demand pressure leads to proactive control transfer decisions. Buyer profile: control-aware, distressed-operator skilled in occupancy recovery and lender negotiations.
Outcome
Private, aligned control transfer completed within target window. Seller exited before distress narratives emerged; buyer secured asset with clear operational runway.
Portfolio Rebalancing
Class A Multifamily | Southeast Primary Market
Asset Profile
- • Vintage: Recent construction (2010s)
- • Occupancy: Stable, near market rate
- • Agency debt, medium-to-long-term maturity
- • DSCR: Healthy coverage
- • Well-operated, strong fundamentals
Seller Situation
- • Regional institutional owner
- • Reducing concentration in single MSA
- • Strategic rebalancing, not distress
- • Did NOT want public "for sale" narrative
- • Preferred no broker marketing process
Approach
Strategic sellers often want to avoid signaling broader portfolio intentions. Quiet match with core-plus buyer seeking stabilized assets allows both sides to achieve goals without triggering market speculation or internal misinterpretation.
Outcome
Private, aligned transaction occurred within target window. Seller preserved market positioning and avoided speculation; buyer acquired high-quality stabilized asset without competitive bidding.
Rate Cap Expiration
Class B Multifamily | Southeast Market
Asset Profile
- • Vintage: 2010s construction
- • Occupancy: Near market average
- • Floating-rate agency debt
- • Rate cap: Expiring imminently
- • DSCR: Post-expiration stress scenario
Seller Situation
- • Syndicated ownership structure
- • Rate cap renewal cost prohibitive
- • DSCR covenant breach imminent
- • Preferred private exit vs. capital call
- • No appetite for lender negotiations
Approach
Rate cap expiration creates time-sensitive capital structure stress. Public marketing signals potential distress and invites low-ball offers. Private match with buyer who understands floating-rate debt dynamics allows clean transition and avoids forced capital injection narratives.
Outcome
Identified buyer with existing lender relationships and rate cap coverage strategy. Transaction completed before cap expiration. Seller avoided covenant breach and capital call; buyer acquired asset at basis reflecting market conditions.
New Supply Pressure
Class B Multifamily | Growth Market
Asset Profile
- • Vintage: Mid-2000s construction
- • Occupancy: Softening from new deliveries
- • Major new supply in lease-up phase
- • Rent growth: Flattened
- • Debt: Agency, no near-term maturity
Seller Situation
- • Institutional owner
- • Recognized early supply pipeline risk
- • Proactive exit ahead of absorption phase
- • Wanted to avoid "fleeing the market" narrative
- • Preferred direct, quiet transaction
Approach
Submarkets facing supply waves create timing windows. Early movers can exit before absorption drag materializes. Buyer profile: value-add operator comfortable with occupancy stabilization timelines and concession management through absorption cycle.
Outcome
Seller exited at basis reflecting fundamentals before supply impact fully recognized. Buyer secured asset with defined underwriting around absorption timeline. Private transaction preserved seller reputation as strategic operator.
Insurance Cost Shock
Class B Multifamily | Coastal Market
Asset Profile
- • Vintage: 2000s construction
- • Occupancy: Stable fundamentals
- • Coastal exposure zone
- • Insurance renewal: Significant premium increase
- • DSCR: Compressed by OpEx spike
Seller Situation
- • Family office ownership
- • Insurance cost increase (material NOI impact)
- • Limited ability to pass through to residents
- • Preferred exit over sustained hold period
- • Required confidential process
Approach
Insurance cost shocks in coastal markets create sudden OpEx pressure. Public marketing increases distress perception. Buyer profile: institutional operator with portfolio-level insurance programs or experience managing coastal exposure through underwriting discipline.
Outcome
Matched with buyer whose portfolio scale enabled insurance cost absorption. Seller achieved clean exit; buyer incorporated insurance dynamics into underwriting and acquired at adjusted basis reflecting operating reality.
Tax Strategy Exit (1031)
Class A Multifamily | Southeast Market
Asset Profile
- • Vintage: Recent construction (2010s)
- • Occupancy: Stabilized, above-market
- • Strong fundamentals
- • Agency debt, long-term maturity
- • No operational stress
Seller Situation
- • High-net-worth individual seller
- • 1031 exchange target under time constraint
- • 45-day identification window pressure
- • Required qualified, motivated buyer
- • No tolerance for extended negotiations
Approach
1031 exchanges create hard deadlines and execution certainty requirements. Traditional marketing timelines often exceed identification windows. Private match with POF-verified buyer allows compressed timeline and reduced transaction risk within statutory constraints.
Outcome
Buyer identified within identification window, PSA executed expeditiously. Seller completed exchange within timeline requirements; buyer acquired stabilized asset without competitive bidding. Clean execution preserved tax efficiency.
Common Themes
Confidentiality Paramount
In these situations, sellers choose private execution specifically because properties are never shopped or create market exposure. This is the core value proposition.
Direct Matching
One seller, one buyer, one transaction. No competitive processes. No bidding wars. Clean, private negotiation between pre-aligned parties.
Control Transfer Timing
These situations involve maturity pressure, partnership changes, strategic exits—not foreclosures or fire sales. Framing situations appropriately, understanding execution happens under timing pressure.
Early Relationships
Best outcomes come from relationships established months before formal disposition consideration. Trust compounds over time.
Execution-Capable Buyers
POF-verified, control-aware, execution-capable operators with clear investment criteria. Sellers never waste time with unqualified parties, as execution responsibility rests with the buyer.
45-90 Day Target Execution
Process designed for accelerated timeline from buyer introduction to close—significantly faster than 120-180 day traditional marketing cycles, with better outcomes through reduced competition and maintained confidentiality.