Not a commercial gal, Sagine, but I'm sure Candice, Mike, Phil and a few others will have some suggestions.

One of the most important things in listing a unit like this is to provide information that can be used to determine if the agent will want to present this property to his/her buyers. Before I present any properties to an investor, I want to make sure I have enough information to determine if it is a property worth reviewing.

I looked at your web site and this unit has 5 one bed and 1 studio and is listed at $695,000. Since I don’t have a NOI, I can only guess at a cap rate. I assume each unit is renting for $800 a month with total monthly income of $4,800. I have monthly expenses of $800 a month so my NOI is $4,000 a month or $48,000 annually. That gives me a Cap Rate of 6.91%. However if my rents were only $600 a month, my cap rate would be 6.1%.

I have always felt that this is one of the most important things in marketing investment property. Not that the Cap Rate is the golden bullet but it is the point at which I start. All it tells me is that under current management their return is 6.91%. This return is based on me paying cash for the property, which is probably not going to be the case. It also doesn’t tell me how well the property has been maintained. So if I have at least that information in my advertisement, or enough information for the potential agent/client to see and calculate, I stand a much better chance of having someone contact me for additional information. Look at your cap rate and compare to similar properties to determine where you stand. But don’t take them as gospel, since they are the most misused thing out there since determining NOI is not always accurate.

I am sure in your MLS and other listing areas this information is available but it isn’t in the ad that I looked at on Point2 and I think it would be helpful. A multiplex is a good investment when it is priced correctly and there are investors out there. Good luck.

Wow, Gary! I see you are not just another "pretty face!"

Gary - As an investor myself, that is a very good start in terms of what investors look for.

Familiarize yourself with a "1031 exchange" also. Many investors use this tax saving device.

http://www.1031.org/

"Loopnet"

Also, it bears mentioning that Gary was able to guesstimate the rents on Sagine's property because he too is a FL broker.

I'm in AZ . . . no idea about market rents in area!

Make sure the operating expenses and rental history, leases or vacancies, additional income (is there a coin laundry? Vending machines?) etc. and are all outlined clearly somewhere on the listing as well.

Out of area buyers and their agents will need to see if the deal makes sense on paper before they ever look further . . . it's kinda like curb appeal for a residential property . . . LOL

And I agree with Vance. Loopnet is 'most likely to succeed' in getting your property sold.

As Gary said, it's all about the numbers.  As a multi-family investor myself, I find that Cap Rate is not a very good indicator of a property's value, and in my experience, banks don't even look at it as financing consideration.  Cap Rate doesn't factor in debt service (the mortgage).

The best thing you can do is be as detailed as you can with income and expense numbers and list the NOI.  An investor should have a good idea of what type of financing they will qualify for.  If not, they are not really 'ready' to buy.  Using that and the detailed I & E numbers that you provide they will be able to make an informed descision on whether or not the property is right for them.  An educated investor will also be able to read between the lines to get an idea how the property has been run.

In the description list all improvements that have been made as well as any deferred maintenance.  Since the maintenance issues will all come out in the due diligence anyway, earn a buyers trust by being completely open about it up front.  If they find some hidden things, they will start to wonder what else might be hiding.

There is one other great method of marketing.  There is a local REIA (Real Estate Investors Association) in your area (www.flreia.com) .  The one I belong to in CT has over 2000 members.  This is a great resource.  The type of investor that is likely to buy a 6 family property is likely to be a member.  They usually have web site ads or e-mail blasts to their members.  

For the $199 basic membership, you could get a lot out of it.  By attending the monthly meetings, you will learn a lot for yorself, as well as learning how an investor thinks.  When you  understand the goals of a client, you can do a better job for them.

[There is a local REIA] Good resource Dan . . . muchas gracias! :)