Send me a South Florida property. I run it the way a buyer's bank will and send back a clean two-page report: the real rents, the Florida costs nobody lists, and the actual return. You make your move holding the real number, not the brochure's.
Every listing leads with its best number. The one that decides the deal is what a lender lands on after the costs nobody advertises.
A Lake Worth quad came to market implying a healthy return. Here is where it actually sits once Florida is priced in.
At 4.4% it barely clears a riskless return. Not a scandal, just the gap that costs a buyer who never saw it coming.
Plain enough to hand a client, tight enough to satisfy their bank. Every figure sourced, nothing padded.
Real market rents from live comps, by unit type. Not the listing's gross.
Actual county tax, the reassessment that hits after a sale, wind insurance, vacancy, reserves.
Going-in cap, cash-on-cash, DSCR, and a five-year projection.
New debt versus an assumable loan, side by side, when it swings the deal.
What to watch, and the price or rent that actually makes it work.
Nothing to learn, nothing to assemble. The work is on me.
A link or an address for any small multifamily you're working. One line does it.
Rents checked against comps, records pulled from the county, costs run on real Florida numbers. Verified by code, not guessed in a spreadsheet.
A clean two-page PDF, usually within a few days, ready for your next conversation.
"I kept watching good buyers overpay on deals that looked great on paper. The paper was the problem. So I run the numbers the way the bank will, and get them in your hands before the closing table does."
It is. No card, no strings. It is the cleanest way I know to show the work is worth paying for. Like it, and we sort out the next one.
Neither. Ferinus is an independent analysis desk. The report is not an appraisal or a brokerage service, and I never go after your client. I make your numbers hold up, that is all.
Rents from current comparable rentals, checked by unit type. Tax, assessed value and sale history straight from the county appraiser. Costs built on real Florida figures, not a national rule of thumb.
Small multifamily and income property across Palm Beach County and South Florida. Duplexes up to small apartment buildings are the sweet spot.
We find what fits once you have seen a report. Pay per property when you need one, or a simple monthly setup if you run deals often. No long contracts.
Send me something you are working right now. Read the report once and you will know why your next conversation should have it in hand.
jonas@ferinus.com