Investment Criteria
What has to be true before we bring a deal to investors
A great deal in the wrong market is still the wrong deal. Every acquisition starts with the market, then has to clear each of the thresholds below.
- TARGET ASSET SIZE
- 50–150 units
- TARGET VINTAGE
- Built 1980s and newer
- TARGET HOLD PERIOD
- About 5 years
- TARGET INTERNAL RATE OF RETURN (IRR)
- 15–16% or higher
- TARGET AVERAGE ANNUAL RETURN (AAR)
- 17–20% or higher
- TARGET CASH-ON-CASH (COC)
- 6–8% over the life of the property
- Debt
- Agency-backed preferred (Fannie Mae / Freddie Mac)
- Strategy
- Value-add repositioning of well-located assets
Sponsorship Team Vetting
We vet the operator, not just the deal
A great asset with the wrong team is still the wrong investment. Before Marblanc Capital partners on any opportunity, the sponsorship team must clear the same rigorous standards we apply to the real estate itself.
- Multifamily track record
- Sponsorship teams with at least 5 years of direct multifamily experience.
- No capital calls
- A demonstrated history of managing prior investments without calling additional capital from investors.
- Active operators
- Operators who are personally invested and active in their own deals, not passive capital raisers.
- Full-cycle experience
- Teams that have taken assets from acquisition through disposition with realized outcomes.
- Conservative underwriting
- Disciplined assumptions that hold up under stress testing and changing market conditions.