Dear Friends,

There’s an old truth in farming, in fishing, and in real estate — if you don’t check the land, the nets, or the numbers often enough, you may not realize what you’ve lost until it’s long gone.

Today’s real estate market moves like the tide — shifting quietly, steadily, and sometimes with force. That’s why every apartment owner, whether they plan to sell or not, ought to have an up-to-date Broker’s Opinion of Value (BOV) on hand. Not tomorrow. Not when you’re thinking of retiring. Now.

See, a BOV isn’t just a number on a page. It’s a living, breathing snapshot of what your property is worth today, based on how buyers are actually underwriting deals, how lenders are thinking, and how properties in your neighborhood are performing. It’s not yesterday’s appraisal or a guess from a website algorithm. It’s a tool of clarity — and in a market like this, clarity is gold.

Let me tell you a story.

Nine months ago, you had a BOV in your hands that told you your apartment building was worth $2,000,000 based on a 6.5% cap rate. You weren’t ready to sell then — you put it in the drawer and carried on. But now, a buyer walks in with $1.8 million. You counter at $2 million, confident in your old number, and they agree. You feel good — you avoided listing, you made a deal.

But here’s what you didn’t see: Cap rates have dropped. The market has shifted. That same building, today, might be worth closer to $2.26 million. By relying on an old figure, you just lost $260,000 without even knowing it. That’s not a missed opportunity — that’s a six-figure mistake. And if your building’s bigger? The loss climbs.

On the flip side, I’ve seen plenty of folks still holding tight to 2021 pricing — when cap rates were rock-bottom and money was cheaper than water. Back then, your building might’ve looked like a $2.4 million prize. Today, with buyers more cautious and rates much higher, it might bring $2 million if you’re lucky. When that offer comes in, it feels like a slap in the face — not because it’s unfair, but because your expectations were never reset.

That’s what a BOV is for. It’s not a sales trick. It’s a compass. Without it, you’re sailing blind — and the market is full of rocks these days.

Interest rates, buyer demand, rents — they’ve all changed. And they’ll change again. Even a six-month-old valuation can leave you in the dark. This market doesn’t wait, and it certainly doesn’t care what a property used to be worth.

At The Ponce Real Estate Group, we’re offering a complimentary, up-to-date Broker’s Opinion of Value — an honest, data-driven look at what your property is truly worth in today’s world. We’re in the thick of it every day, working with active buyers and sellers, and we understand how real value gets made — not in theory, but in action.

Even if you’re not selling now, a BOV can help you plan for refinancing, retirement, estate planning, or a 1031 exchange. It’s not just for today — it’s for the road ahead.

If you’d like to talk, we’re here. Not with pressure. Not with gimmicks. Just with the truth, as clear as we can see it.

Frank – (310) 503-4158
Anna – (310) 780-0148
The Ponce Real Estate Group