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There is no universal net yield that compensates for the risk without comparing it with the buyer’s alternatives and currency needs. I would at least require a meaningful margin after realistic vacancy and reserves, not a result that depends on twelve perfect rental months. If the investment...

Also test the deadline itself. Is it changing the property economics, or only increasing pressure to decide? A sound deal should survive another pass through the assumptions. If information remains missing, uncertainty belongs in the price or in the decision not to proceed.

Tenant turnover may be the missing pressure point. Model one ordinary year and one year in which several units turn over together. Lost rent, cleaning, repairs and management effort can cluster, even when the long-run vacancy assumption looks modest.

Be careful not to double-count. If the management quote already includes leasing or turnover work, don’t add it again; if the repair reserve includes routine replacements, separate maintenance may overlap. Request an itemised scope for every allowance.

Add recent completed sales if you can find sufficiently comparable ones. Asking-price movement mainly describes seller behaviour; completed prices show where buyers and sellers actually met. I’d use the citywide figures only as context, not as the baseline for judging this narrow and relatively...