Chartwell — Asset Management Dashboard

Key Performance Indicators

Physical Occupancy

93.6%

May: 131 / 140 units

Econ Occ (incl L2L)

75.6%

NRI ÷ GPR · RR Summary May S11

Econ Occ (excl L2L)

94.3%

NRI ÷ (GPR − L2L) · RR Summary May S12

Avg In-Place Rent

$956

T-1 (May)

NOI (Ann.)

$911.6K

T-1 (May)

NOI Margin

56.1%

T-1 (May)

DSCR

1.24×

T-1 (May)

Implied Value / Unit

$100.2K

@ 6.5% cap, T-1

Reading the two Econ Occ figures: "Incl L2L" measures cash collected against full UW market potential — penalizes for vacancy + loss-to-lease + bad debt + concessions. "Excl L2L" measures cash collected against scheduled in-place rent — penalizes only for collection issues. The gap (98.9% vs. 74.1%) reflects the loss-to-lease drag against new UW market rents — current in-place rents sit ~31% below UW market potential.

Net Cash Flow (Ann.)

$173.8K

Workbook KPI N16 (May NCF × 12)

Occupancy & Rent

Physical Occupancy Monthly Trend

Feb–May 2026

Unit Mix & Rent Analysis

May 2026 in-place vs. market — per-type avgs from Rent Roll Summary E12:E20; TOTAL row from R26 (= KPI N8: D8/D6)

Unit Type	Units	In-Place	Market (PM-reported)	UW Market (Chartwell UW)	Gap to UW
2BR - 1BTH	12	$852	—	$1,305	-34.7%
2BR - 1BTH TH	36	$847	—	$1,305	-35.1%
2BR - 1BTH TH RR	4	$803	—	$1,305	-38.4%
2BR - 2BTH	51	$996	—	$1,356	-26.5%
2BR - 2BTH RR	5	$754	—	$1,356	-44.4%
2BR - 2BTH Loft	7	$1,049	—	$1,356	-22.7%
2BR - 2BTH Loft RR	1	$1,275	—	$1,356	-6.0%
3BR - 2BTH	12	$1,009	—	$1,450	-30.4%
4BR - 2BTH	12	$1,059	—	$1,550	-31.7%
TOTAL	140	$956	—	$1,362	-30.6%

Financial Performance

Monthly Revenue vs Expenses vs NOI

Feb–May 2026, stacked revenue/expenses + NOI line

Expense Breakdown

T-1 (May 2026) — sourced from workbook Expense Trends tab M6:M15

Category	Amount	% of OpEx
Property Management	$9,405	15.6%
Payroll & Benefits	$10,019	16.6%
R&M (incl Turnover)	$2,128	3.5%
Utilities (Elec+Water+Gas)	$9,766	16.2%
Insurance	$7,254	12.0%
Property Taxes	$11,534	19.1%
Marketing	$1,850	3.1%
G&A (Admin+Legal)	$2,825	4.7%
Contract Services (incl Landscaping)	$5,510	9.1%
Other Expenses	$0	0.0%
Total Operating Expenses	$59,412	100.0%

Monthly Income Statement (T-1: May 2026)

4-Month P&L Summary

Feb–May 2026 actuals — Footer summary pulls from workbook KPIs tab May column (N10/N15/N16/N17/N19)

Line Item	Feb	Mar	Apr (T-2)	May (T-1)	Total

Debt & Returns

DSCR Monthly Trend

With 1.20x floor target

Capital Stack

Annual Debt Svc

$714K/yr

NOI (Annualized)

$957K

CapEx Budget (Total Program)

$1,008K

Net Cash Flow (Annualized)

+$243K

Loan Balance

$9.52M

Loan-to-Cost

65.6%

Int. Rate

7.50%

Equity

$5.00M

Valuation Sensitivity

NOI delta × Cap rate (Base = May NOI Ann $911.6K, MF V48 × 12)

NOI Δ	5.0%	5.5%	6.0%	6.5%	7.0%	7.5%	8.0%
-15%	$16.3M	$14.8M	$13.6M	$12.5M	$11.6M	$10.8M	$10.2M
–10%	$17.2M	$15.7M	$14.4M	$13.2M	$12.3M	$11.5M	$10.8M
–5%	$18.2M	$16.5M	$15.1M	$14.0M	$13.0M	$12.1M	$11.4M
Base	$19.1M	$17.4M	$15.9M	$14.7M	$13.7M	$12.8M	$12.0M
+5%	$20.1M	$18.3M	$16.7M	$15.5M	$14.4M	$13.4M	$12.6M
+10%	$21.0M	$19.1M	$17.5M	$16.2M	$15.0M	$14.0M	$13.2M
+15%	$22.0M	$20.0M	$18.3M	$16.9M	$15.7M	$14.7M	$13.8M

Cash Flow Sensitivity

Annual NCF at varying rent growth × expense growth

Rent ↓ / Exp →	-5%	-2.5%	Base	+2.5%	+5%

DSCR Sensitivity

At varying NOI levels vs. current debt service

NOI Δ	DSCR	Annual DS	Surplus / (Gap)	Status
-15%	1.14×	$714K	$99K	Tight
-10%	1.21×	$714K	$147K	Adequate
-5%	1.27×	$714K	$195K	Adequate
Base (Workbook KPI N15)	1.24×	$714K	$243K	Good
+5%	1.41×	$714K	$290K	Good
+10%	1.47×	$714K	$338K	Strong
+15%	1.54×	$714K	$386K	Strong

Leasing & Collections

In-Place vs Market Rent by Unit Type

May 2026, grouped by bedroom count

Collections & Delinquency

Econ Occ (vs UW Mkt)

74.1%

NRI ÷ Market Rent (Mar)

Collection Rate

94.3%

NRI ÷ (GPR−L2L) (May)

Bad Debt (May)

$712

AR Records

May 31

AR Aging (May 31)	Records	Balance
0–30 days	77	$-72,183
31–60 days	1	$-1,970
61–90 days	0	$0
91+ days	0	$0
Total	78	$-74,153

Negative balances = tenant credits / prepayments. Strong collections — $74K of credit balances across 78 tenants, zero positive 31–60+ delinquency.

Cash Returns & Asset Valuation

Monthly Net Cash Flow + YTD Cumulative

Bar chart + cumulative line (dual Y-axis)

Note: NCF includes CapEx (NOI − Debt Service − CapEx). May CapEx of $22K continues renovation reserve draws; May NCF is -$7K (vs Apr -$84K). See Net Cash Flow Ex-CapEx row in the 4-Month P&L table for operating cash flow excluding CapEx.

Implied Property Value Monthly

6.5% cap rate, with stabilized target

Year-over-Year Snapshot

YTD comparison — Chartwell acquired Feb 2026, no prior-year data

Metric	Proforma	YTD Actual	Variance	Var %
Property acquired Feb 2026 (3 months of ownership data). YoY snapshot will populate once Feb 2027 data arrives.

Commentary

Strengths

NOI beating budget by +20.2% in May — $75,965 actual (BS AI48) vs $63,207 budget (BS AH48); OpEx 22.1% under budget is the main driver

93.6% physical occupancy (May; 131/140 — 8 vacant apartments, all renovated (RR) units + leasing office at Fuller 1400) — 6 net new vacancies opened for spot-market pricing at current pricing

Strong collections — net $74K credit balance across 78 tenants (prepaid rent), zero 31-60+ aging

Concerns

$938 avg in-place rent sits 31% below $1,362 UW market — large loss-to-lease gap (~$59K/mo, ~$713K/yr at UW basis)

DSCR at 1.24× (T-1 May) — cushion building above lender covenants; only 3 months of actuals (Mar–May) so T-3 reflects the same period

Budget anchored to Year 1 ramp ($812K annual Adjusted NOI) — Year 2 UW stabilized target is materially higher at $1.11M NOI / $17.1M value

Next Steps

Push renewal pricing toward UW market on 2BR-1BTH TH ($821→$1,000+) and 2BR-2BTH ($990→$1,150+) — closing UW gap drives $713K/yr NOI uplift

Execute renovation plan — 138 units remaining in $893K program; 2 completed at +$380–$450/mo rent lift vs prior

Once May–Jul actuals arrive, refresh T-3 budget variance to confirm the +15.6% NOI beat trend holds

Expense Insights & Commentary

What's Working

Property Tax & Insurance escrowed — predictable monthly accrual ($11.5K tax + $7.3K insurance — Apr and May ran same)

Mgmt Fee at 3.07% of EGI — competitive vs. typical 4-5% for similar-size properties

Watch Items

Water/Sewer $8,876 Mar → $10,251 Apr → $6,510 May — May reversion to more normal range after Mar/Apr spike; monitor next 2 months

R&M normalized ($278 Mar → $817 Apr → $230 May) — settled to sub-$300/mo run rate

Insurance $7,254/mo — equates to ~$622/unit/year, on the high end for Ohio multifamily

Next Steps

Compare Mar–May water/sewer trend; May $6.5K back closer to normal; consider RUBS program

Continue monthly tracking — operating budget loaded ($72.8K/mo OpEx Feb→$75.3K Jan'27); actuals tracking ~22% under in May ($59.4K vs $76.3K budget)

Insurance shop at next renewal — benchmark vs. similar Ohio assets

Expense Efficiency Metrics

YTD annualized operating benchmarks

Total OpEx / Unit (Ann.)

$4,765

OpEx / SF (Ann.)

$4.79

Expense Ratio

43.9%

T-3 Mar–May OpEx ÷ EGI

Controllable Exp %

43.3%

Payroll+Mgmt+R&M+Mktg

Lancaster, OH — Submarket Snapshot

Chartwell Phys. Occ

93.6%

May 2026 (per RR Summary)

Chartwell Avg Rent

$956

Range: $821–$1,105

Lancaster 2BR Comp Avg

$1,360

5 active comps (Apartments.com)

Cap Rate (Workbook)

6.5%

Per Assumptions tab B22

Chartwell vs Comp Avg

-31%

Portfolio avg vs $1,360 2BR comp

Chartwell Avg Rent

$956

May 2026 in-place across all units

2BR Comp Avg

$1,360

5 active Lancaster comps

Comp Set Size

5 props

36–132 units, 1970–2024

Rent Positioning — Chartwell vs. Market

In-Place Rent vs. Market Benchmarks by Unit Type

Chartwell in-place vs. comp set avg by bedroom

Positioning Summary

Chartwell vs. comp averages

Unit Type	Chartwell In-Place	Comp Avg	Spread	Gap to Close
2BR - 1BTH	$828	$1,360	-39.2%	$532/mo
2BR - 1BTH TH	$821	$1,360	-39.6%	$539/mo
2BR - 1BTH TH RR	$830	$1,360	-39.0%	$530/mo
2BR - 2BTH	$990	$1,360	-27.2%	$370/mo
2BR - 2BTH RR	$1,000	$1,360	-26.5%	$360/mo
2BR - 2BTH Loft	$1,049	$1,360	-22.9%	$311/mo
2BR - 2BTH Loft RR	$1,105	$1,360	-18.8%	$255/mo
3BR - 2BTH	$986	—	—	No 3BR comp data
4BR - 2BTH	$1,059	—	—	No 4BR comp data
2BR Portfolio Wtd Avg	$920	$1,360	-32.4%	$440/mo

Comparable Property Set

Comp Properties — Lancaster, OH 43130

Nearby multifamily comps, market rent survey data

Property	City	Units	Vintage	2BR Rent	2BR SF
Chartwell (Subject)	Lancaster, OH	140	2001	$990*	932
Lodge at River Village	Lancaster, OH	110	1980	$1,295	900
Courtship Village Townhomes	Lancaster, OH	132	1979	$1,299	700
Concord Manor Apartments	Lancaster, OH	36	1970	$1,100	700
Lancaster Midtown	Lancaster, OH	—	2024	$1,405	1,100
Lancaster Ridge (The Residences)	Lancaster, OH	111	2017	$1,700	1,175
Comp Average	—	—	—	$1,360	915

* Chartwell 2BR-2BTH avg in-place rent. Chartwell has no 1BR units (only 2BR/3BR/4BR). Comp rents are "starting at" rates from Apartments.com listings as of 2026-05-05.

Community Amenity Comparison

Community Amenities — Chartwell vs. Comp Set

Sources: Apartments.com listings May 2026 · Chartwell: 4 amenities | Comp range: 2–7

Community Amenity	Chartwell	Lodge at River Village	Courtship Village	Concord Manor	Lancaster Midtown	Lancaster Ridge
Pool	Yes	Yes	Yes	—	Yes	Yes
Fitness Center	—	Yes	—	—	Yes	Yes
Business Center	—	—	—	—	Yes	—
Clubhouse	—	Yes	—	—	Yes	Yes
Dog Park	—	—	—	—	Yes	—
Playground	Yes	Yes	—	—	Yes	—
EV Charging	—	—	—	—	Yes	—
Package Lockers	—	—	—	—	Yes	—
Covered Parking	—	—	—	—	Yes	—
Garages	—	—	—	—	Yes	Yes
Storage Units	Yes	—	—	—	—	—
Pet-Friendly	Yes	Yes	Yes	—	Yes	Yes
Valet Trash	—	—	—	—	Yes	—
TOTAL	4	5	2	0	12	5

Chartwell amenity gaps vs. premium comps (Lancaster Midtown, Lancaster Ridge): Pool, Fitness Center, Clubhouse, Business Center — potential value-add targets.

Unit Amenity Comparison

Unit-Level Amenities — Chartwell vs. Comp Set

Chartwell: 7 unit amenities | Comp range: 2–9

Unit Amenity	Chartwell	Lodge at River Village	Courtship Village	Concord Manor	Lancaster Midtown	Lancaster Ridge
In-Unit W/D	—	—	Yes	—	Yes	Yes
W/D Hookups	Yes	Yes	—	—	—	—
Air Conditioning	Yes	Yes	Yes	Yes	Yes	Yes
Dishwasher	—	Yes	—	—	Yes	Yes
Stainless Appliances	Yes	—	—	Yes	Yes	—
Granite Counters	—	—	—	—	Yes	—
Walk-In Closets	Yes	Yes	Yes	—	Yes	Yes
Patio/Balcony	Yes	Yes	Yes	—	Yes	—
Cable Ready	Yes	Yes	Yes	Yes	Yes	Yes
Hardwood/LVP Floors	—	—	—	Yes	Yes	Yes
TOTAL	6	6	5	4	9	6

Fee Comparison

Move-In & Recurring Fee Survey

Awaiting fee data

Amenity Sources (verified May 2026):
• Chartwell: Apartments.com — confirmed: on-site laundry, covered parking, dog park, pet-friendly, A/C, dishwasher, walk-in closets, patio
• Lodge at River Village: Apartments.com
• Courtship Village Townhomes: Apartments.com
• Concord Manor Apartments: Apartments.com
• Lancaster Midtown: Apartments.com
• Lancaster Ridge: Apartments.com

Fee Category	Chartwell	Lodge at River Village	Courtship Village	Concord Manor	Lancaster Midtown	Lancaster Ridge
Application Fee	$50/applicant	$45/applicant	$40/applicant	Contact office	$60/applicant	$50/applicant
Admin / Leasing Fee	$50	$100	—	—	$150	$100
Hold / Reservation Fee	$99	—	—	—	$200 (refundable)	$100
Security Deposit	$350–$850 (credit)	$400–$700 (credit)	$500	1× rent	$500–$1,000 (credit)	$300–$600 (credit)
Pet Fee — Dog (one-time)	$300	$250	$300	No pets	$300	$300
Pet Rent (per month)	$30	$25	$25	N/A	$35	$30
Pet Limit / Weight	2 / 25 lbs	2 / 50 lbs	2	0	2 / 75 lbs	2 / 50 lbs
Storage Rent	$50/mo	—	—	—	—	—
Valet Trash Fee	—	—	—	—	$25/mo	—
Renters Insurance	—	—	—	—	$100K GL req.	$100K GL req.
Late Fee	10% rent (5-day grace)	10% rent	$50 flat	$50 flat	10% rent	10% rent
NSF / Returned Pmt	$35	$35	$35	$35	$50	$35
Transfer Fee (mid-lease)	$500	—	—	—	$500	$300

Fee data sourced from Apartments.com listings (May 2026). Chartwell column reflects PM-confirmed values; comp columns are best-available public data.

Competitive Position Analysis

Strengths

93.6% physical occupancy (May) — 131 of 139 rentable apartments occupied; 8 apartments vacant, all RR (renovated): Fuller 1281/1340/1345/1403 + Kent 1472 + Wind 1473/1543/1550. Fuller 1400 is the leasing office

Covered parking — only Lancaster Ridge offers this among comps

Pet-friendly with on-site dog park — matches premium comps

Gaps

2BR rents (~$990) at ~27% discount to comp average ($1,360) — significant LTL

No pool, fitness center, clubhouse — gap vs. Lancaster Midtown ($1,405) and Ridge ($1,700)

PM-recorded Loss-to-Lease ~$33.4K May ($35.2K Apr, $36.8K Mar); UW-basis LtL gap = $59.4K/mo at new $1,362 UW market

Action Items

Push 2BR-2BTH renewal pricing toward $1,150–$1,250 (interim — UW market $1,356, comp avg $1,360)

Add fitness center + clubhouse — bridge premium-comp amenity gap

Execute reno plan: 140 units in tracker (2 done), $893K total budget; track post-reno rent uplift

Leasing KPIs

Currently Occupied

131

Per Rent Roll Summary - May (v17)

Vacant Apartments

8 vacant, all RR: Fuller 1281/1340/1345/1403 + Kent 1472 + Wind 1473/1543/1550

MTM Tenants

Derived: count of RR Summary - May rows where Status = Vacant

May Leasing Activity

64 leads (R18) · 7 apps (R19) · 4 approvals (R20) · 50% renewal rate (R16)

Monthly Leasing Activity

Leasing Pipeline & Conversions

Source: Leasing Activity tab (Mar–May 2026 actuals)

Month	Renewals	Move-Ins	Move-Outs	Net Abs	Projected Occ	Traffic	Apps	Approvals
Mar 2026	—	0	1	-1	98.6%	—	—	—
May 2026	2	6	8	-6	93.6%	64 leads · 7 tours	7 apps · 4 approved	2 signed · 50% rate
Source: Leasing Activity tab (Mar–May 2026 actuals). May–Jun projections removed (not yet recorded as actuals).

Move-In / Move-Out Detail (Mar–May 2026)

Move-Outs

⚠ Source: PM Dashboard 4/29/26 (not yet in KPI workbook)

Unit	Date Vacated	Prev Rent
Wind 1550	3/30/26	$985
Ivan 1503	4/30/26	$970
Wind 1543	4/30/26	$1,025
Kent 1472	5/31/26	$1,005

Move-Ins

⚠ Source: PM Dashboard 4/29/26 (not yet in KPI workbook)

Unit	Move-In Date	New Rent	Lift vs Prior
Ivan 1503	5/1/26	$1,350	+$380
Kent 1472	6/1/26	$1,350	+$345
Wind 1550	6/1/26	$1,350	+$365
Wind 1543	6/24/26	$1,350	+$325

Weekly Leads / Tours / Applications (April 2026)

Leasing Funnel

⚠ Source: PM Dashboard 4/29/26 (not yet in KPI workbook)

Week	Leads	Tours	Pending	Approved	Signed
4/10/26	9	1	2	1	1
4/17/26	17	3	1	0	0
4/24/26	19	2	1	1	0
5/1/26	19	1	0	0	0
4-Week Total	64	7	—	2	1

Lease Expiration & Rent Analysis

Lease Expiration Schedule

Next 12 months (Jun 2026 – May 2027)

New vs Renewal Rents

Awaiting client data

Month	Avg New Lease	Avg Renewal	Variance
New vs. renewal rent comparison requires leasing activity data. Awaiting PM delivery.

Leasing Insights & Commentary

Positive Signals

93.6% physical occupancy (May 31; 131 of 140) — 131 Occupied + 8 Vacant (all RR: Fuller 1281/1340/1345/1403 + Kent 1472 + Wind 1473/1543/1550) + 1 Model (Fuller 1400 = leasing office). Vacancy uptick reflects two recent renovation move-outs awaiting re-lease at higher rent.

4 move-outs all re-leased at $1,350 — Ivan 1503 (5/1), Kent 1472 (6/1), Wind 1543/1550 (Jun) — confirms renovated-unit rent ceiling is well above current in-place

Strong collections — net credit balance of $74K (78 prepaid tenants) and zero 31-60 day delinquency

Watch Items

Renovation rent uplift validated — 4 reno-then-vacate units (Ivan 1503, Kent 1472, Wind 1543/1550) all re-leasing at $1,350 vs prior $970–$1,025; avg +$354/mo lift ($4,250/yr per unit)

2BR-1BTH TH segment under-rented — 37 units at ~$821 avg in-place vs $1,305 UW market (–$484/mo gap); largest below-market segment by unit count

Pre-Feb 2026 leasing history not delivered — historical monthly traffic/applications/renewals not in workbook; trailing conversion + renewal rates can't be computed yet

Strategic Recommendations

Request from PM: monthly leasing activity (traffic, apps, approvals, move-ins, move-outs, renewals) + 12-month lease expiration schedule

At rollover, push renewals on 2BR-1BTH TH ($821→$1,000+ interim) and 2BR-2BTH RR ($800→$1,100+ interim) — both have material room to UW market ($1,305 / $1,356)

Execute renovation program — 138 units remaining in $893K plan; track per-unit cost + post-reno rent uplift to compute realized ROI

Occupancy Trends

Physical & Economic Occupancy

Feb–May 2026

Average Rent Trajectory

With market comparison

Unit Type Rent Evolution

Rent Growth by Unit Type

May 2026 in-place rents (limited history)

Unit Type	—	May 2026	Growth $	Growth %
Multi-month rent growth analysis: 3 months delivered (Feb–May 2026). Avg in-place rent Feb $926 → Mar $938 → Apr $946 → May $956 (+1.3% Feb→Mar, +0.9% Mar→Apr, +1.1% Apr→May). Unit-type-level rent growth requires PM-provided per-type rent series; awaiting May close for trend confirmation.

Renovation Impact Analysis

Reno Program Performance

Units Completed

—

Total Spend

—

UW Cost/Unit

$8.7K

UW model reference

Units w/ Post-Reno Rent

Per Reno Tracker

Rent Premium Analysis

Avg Premium/Unit

—

Awaiting reno data

Annual Incremental Rent

—

Tracker: 140 units, 2 done

Simple ROI

—

Annual payback

Payback Period

—

Awaiting reno data

Valuation Impact

Reno Uplift

—

Awaiting completed reno data

Cost of Reno Program

—

No reno data delivered

Theoretical Upside

$11.0M

If LTL of $713K/yr closes (UW basis)

Total Reno Budget

$893K

Per Reno Tracker Budget tab

Rent Roll Insights & Commentary

Value-Add Thesis Validated

Rent growth tracking: Feb–May 2026 — Avg in-place: Feb $926 → Mar $938 → Apr $946 → May $956 (+3.2% portfolio-wide over 4 months). Unit-type-level growth pending PM-provided series.

Renovation data tracked — 2 units complete (Fuller 1340 + Ivan 1503, both 4/22/26); see Renovation Insights tab for unit-level detail.

Physical occupancy at 93.6% (May; 131/140) — 8 vacant apartments (all RR: Fuller 1281/1340/1345/1403 + Kent 1472 + Wind 1473/1543/1550, all freshly renovated 4/22/26 awaiting re-lease at higher rent); Fuller 1400 is the leasing office (not rentable). Renovation program (per UW: 140 units · $893K total) is in early phase.

Structural Challenges

Collection rate at 98.9% on scheduled in-place rent — strong tenant performance. Versus new UW market rent, NRI runs at 74.1% (the 25.9 pt gap is loss-to-lease vs higher UW market, not collections).

2BR-1BTH TH at $821 avg is the lowest-rent segment at 39.6% below 2BR comp avg ($1,360). 36 of 37 units are currently occupied; this floor plan represents ~$240K/yr of potential rent uplift if pushed to comp parity.

Renovation in early phase — 140-unit program with $893K total budget ($6.4K/unit avg). 2 units completed (Fuller 1340 + Ivan 1503, both 4/22/26); 138 units remaining. Need PM to deliver ongoing completion log + post-reno rent uplift tracking.

Path to Stabilization

Theoretical upside if rents reach UW market: closing the gap between $938 avg in-place and $1,362 avg UW market would add ~$59.4K/mo (~$713K/yr) to NOI. At 6.5% cap that's ~$11.0M of value uplift, from $14.15M to ~$25.1M. PM-recorded LtL in May GL was -$33.4K (gap from PM's lower market benchmark).

Prioritize 2BR-1BTH TH (37 units, ~$484/mo gap to UW market $1,305 / ~$539/mo to comp avg $1,360) — largest absolute rent lift opportunity per renovation dollar.

Closing the UW-basis ~$713K/yr loss-to-lease ($1,362 UW market vs $938 in-place) through renovation + lease rollovers would lift NOI and economic occupancy materially.

Renovation Program — Snapshot (May 2026)

Units in Tracker

140

Per Reno Tracker

Interior Reno Budget

$893K

Per CapEx Tracker R6 (Interior); Total CapEx program: $1,008K

Units Renovated

Of 140 tracked

Underwritten vs. Actual — Premium Rent (per unit-type cohort)

Premium Captured: Actual vs. UW Projection

Premium = renovated cohort\'s avg in-place rent − unrenovated baseline (same BD type)

BD Type	Reno Tier	# Units	Avg In-Place	Unreno Baseline	Actual Premium	UW Premium	Capture %

Headline: Building-level renovation items (paint, countertops, vinyl, cabinets, lighting) all DONE per client — total program budget $893K. Unit-by-unit renovations are ramping: 2 of 140 units individually renovated to date.

Underwritten vs. Actual — Reno Cost per Unit

Per-Unit Renovation Cost vs. UW Budget

2 completed unit renovations · Total program budget $893K (Reno Tracker)

Renovated Units — Detail

Unit	Type	Reno Date	Rent Before	Rent After	Actual Premium	Reno Cost	UW Cost	Cost Variance
Fuller 1340	—	04/22/2026	$875	$1,325	$+450	$15,825	$8,663	$+7,162
Ivan 1503	—	04/22/2026	$970	$1,350	$+380	$15,788	$8,663	$+7,125

Three-Way Rent Comparison by Unit Type (May 2026)

In-Place Rent vs. UW Market Rent vs. PM Market Rent

UW = post-reno proforma (Chartwell UW workbook) · PM Market = OneSite asking rent (NOT yet in workbook — needs PM-provided market benchmark; values shown are placeholder approximations)

Unit Type	BD	Reno Tier	#	Avg In-Place	UW Mkt	PM Mkt	vs UW	vs PM

Renovation Insights & Commentary

UW Plan

140 units in renovation tracker with total program budget of $893K. Per client: building-level items (paint, countertops, etc.) DONE. Individual units: 2 of 140 completed.

Reno reserve funded at acquisition — capital is in place to execute

Significant LTL opportunity — 2BR-2BTH in-place ~$990 sits ~$366 below UW market ($1,356) and ~$370 below comp avg ($1,360)

Pending Data

2 units complete; $67K Mar + $104K Apr CapEx — Fuller 1340 + Ivan 1503 done; GL shows $67K Mar + $104K Apr capex but unit-level cost allocation pending PM detail

No post-reno rent uplift data — need before/after rent by renovated unit

No PM market rent — PM has not provided post-reno comparable rent benchmarks

Action Items

Request renovation tracking spreadsheet from PM (unit #, completion date, scope, cost, post-reno rent)

Establish baseline: pre-reno rent for each candidate unit so post-reno premium can be measured

Categorize Mar–May CapEx ($67K + $104K + $22K = $193K) — apartment renovations vs. common area / paving / amenities; reconcile to Unit Renovation Tracker

Budget Performance — Feb–May 2026 vs Operating Plan

Source: Budget Summary tab — Budget (AE col), Actual (AF col), Variance (AG col) for May 2026. Equivalent Feb cols Y/Z/AA, Mar cols AB/AC/AD. All values copied directly from workbook with no derived calculations on the dashboard side.32%/mo. Annual Adjusted NOI target ramps from $58K monthly (Feb) to $77K (Jan'27), totaling $812K for the period. Note: Mar/Apr/May GPR (~$168–169K) is materially higher than Feb ($115K) because PM moved to full accrual accounting in Mar — booking gross market rent then offsetting via Loss-to-Lease (~$35–37K). Mar NRI ($129.8K) / Apr NRI ($129.6K) / May NRI ($127.7K) are the comparable revenue lines vs Feb NRI ($114.6K).

Revenue vs Budget (May)

-2.9%

Actual $135K vs Budget $139K

OpEx vs Budget (May)

-22.1%

Actual $59,412 (AI46) vs Budget $76,252

NOI vs Budget (May)

+20.2%

Actual $75,965 (AI48) vs Budget $63,207 (AE48) — Budget Summary tab

Annual Budget NOI Target

$812K

12-mo Adjusted NOI Feb'26–Jan'27 ($58K–$77K monthly)

Operating Budget vs. Feb–May 2026 Actuals (full 12-mo plan)

Monthly Variance Detail

UW values per Monthly CF tab (Feb–May 2026 stabilized)

Line Item	Annual Budget	Feb Bud	Feb Act	Mar Bud	Mar Act	Apr Bud	Apr Act	May Bud	May Act	May Var %
Effective Gross Income	$1,735K	$133,443	$114,868	$135,440	$133,954	$137,445	$139,917	$139,460	$135,377	-2.9%
Total Operating Expenses	$923K	$75,441	$55,784	$75,711	$55,972	$75,981	$61,230	$76,252	$59,412	-22.1%
Net Operating Income (NOI)	$812K	$58,002	$59,084	$59,729	$77,982	$61,464	$78,688	$63,207	$75,965	+20.2%

Budget vs Actual — Monthly Charts

EGI: Actual vs UW Budget

Operating budget (Feb–May 2026)

NOI: Actual vs UW Budget

Operating budget (Feb–May 2026)

Period Snapshot — Feb–May 2026 Actuals

DSCR (T-1, May)

1.24×

T-3 avg (workbook Dashboard G6): 1.26×

Expense Ratio (May)

43.1%

T-1: May OpEx $59,412 ÷ May EGI $135,377 (T-3 Mar–May basis: 43.9%)

Budget vs Actual — Commentary

Budget Wins

NOI beating budget by +20.2% in May — $75,965 actual (BS AI48) vs $63,207 budget (BS AH48); OpEx 22.1% under is the main driver

OpEx 22.1% under budget in May — $59,412 actual vs $76,252 budget (BS R46)

Property Tax & Insurance on plan — fixed escrowed accruals tracking at $11.5K/mo tax + $7.3K/mo insurance, near budget

Budget Misses

Revenue slightly below plan in May — May EGI $135K vs $139K plan (-2.9%); fee income ramp + concession burn-off driving the beat

Feb NOI miss — Feb NOI $67K vs $58K budget (+16%, Adjusted NOI basis); first month of accrual recording, will normalize

Annual NOI target $812K (Adjusted) — vs UW Year 2 stabilized $1.11M; plan is Year 1 ramp pace, not stabilized run-rate

Action Items

OpEx beat holding — Mar $56.0K → Apr $61.2K → May $59.4K is flat; confirm it isn't masking deferred maintenance / one-time savings

Drive revenue toward UW market via renewals — closing the $59.4K/mo LtL gap drives an additional $713K/yr NOI

Budget variance now on 4 months (Feb–May); T-3 window is Mar–May, running -22.1% under