OfferHero buys 100+ unit Class A and B multifamily in A and B locations. Enter your numbers and get a firm, math-backed offer in 60 seconds: all cash, or with owner financing that keeps deals alive in a high-rate market and can spread out your capital-gains tax.
Use your trailing-12 numbers if you have them. Everything updates as you type.
Non-binding until a signed LOI. Not an appraisal or tax advice. A written offer (LOI) follows a short review of your T-12, rent roll and property details.
When bank debt costs 7% or more, most buyers can’t pay your price. When you carry the note instead, the price holds, you collect monthly interest, and your capital-gains tax can be spread over the years you’re paid instead of landing all at once.
| Typical sale with a bank loan | OfferHero owner-financed sale | |
|---|---|---|
| Your price | Squeezed by what today’s loan rates let buyers pay | 7.00% cap on your NOI, same formula as an all-cash offer |
| Closing risk | Depends on a lender’s appraisal and approval | No outside lender: you set the terms |
| Taxes | Gain generally taxed in the year of sale | Installment-sale treatment can spread the gain over the years you receive principal* |
| After closing | One check, then nothing | Down payment at closing plus monthly interest, secured by the property you know best |
*Some depreciation recapture may still be due in the year of sale, and every seller’s situation differs. Run any structure past your CPA before you sign.
If you own, are finishing, or represent a 100+ unit Class A or B community in a strong location, we want to talk.
You built it. You don’t need to sit through two years of lease-up to get paid for it. We price new construction on its stabilized income and take the lease-up off your plate.
Cashing out, retiring, rebalancing or lining up a 1031 exchange? Get a real number fast and decide on your own timeline, with terms that can turn a big tax bill into steady income.
Every offer starts with your net operating income (NOI): what the property earns after running costs. We divide it by 7.00%, the cap rate we underwrite every deal to. You can check the math, and so can your broker.
Gross rentunits × average rent × 12× Occupancythe share of units actually leased+ Other incomeparking, laundry, utility billing, fees × 12− Expenseseverything it costs to run, before debt= NOIthe income a buyer is actually paying forNOI ÷ 7.00%= your OfferHero offerUnits100 or morePropertyClass A or BLocationA or B submarketExpensesunderwritten at no less than 30% of incomeLease-uppriced on stabilized income, less the income still to earnPaymentall cash or owner financingUse the calculator to see your NOI, your offer and your owner-financing terms in about a minute.
Lock in your offer, then share your T-12, current rent roll and a few property details. Everything stays confidential.
We confirm the numbers and send a written letter of intent. You choose whether, and when, to move forward.
Tell us who you are and where the property is. We review every submission ourselves and follow up with next steps for a written LOI.
It’s our offer formula applied to the numbers you enter: your NOI divided by a 7.00% cap rate. Once we verify your T-12, rent roll and the property itself, we put it in a written letter of intent. If the verified numbers match what you entered, the offer lands where the calculator says.
With bank rates where they are, many buyers simply can’t pay full price. Carrying the note lets you hold your price, earn interest every month, and in many cases spread your capital-gains tax over the years you’re paid. You choose the down payment, rate and term in the calculator and see the payments instantly.
Often you pay it later rather than all at once. Under installment-sale rules, gain is generally recognized as you receive principal. Some depreciation recapture can still be due in the year of sale, and every situation is different, so run the structure past your CPA before you sign.
Yes. Choose “Builder / developer” in the calculator. If occupancy is below stabilized, we price the property on its stabilized income and subtract the income it still needs to earn to get there.
Property taxes, insurance, utilities you pay, payroll, management, repairs and maintenance, turnover, marketing, contracts and admin. Leave out your mortgage payments, depreciation, and one-time capital projects like a new roof.
Our buy box is 100+ units, Class A and B, in A and B locations, so that’s where we make offers. You’re still welcome to submit it. If it’s outside what we buy, we’ll tell you quickly and honestly.
Yes. We use what you send only to evaluate your property and contact you about it. We never publish or sell it.