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Founder's Insights E24: Exit Cap Rates

I just got back from an amazing trip to Sedona after RaiseFest in Phoenix! Great hikes, pickleball, cigars, and, of course, plenty of real estate talk. One topic that kept coming up was exit cap rates. Many investors default to widening their exit cap rate for conservatism but in today’s market, that strategy doesn’t always make sense, especially for value-add deals. Your exit cap rate should reflect not just conservatism but also the transformation of the asset from purchase to sale. In this video, I break down why the conversation around exit cap rates has changed, why some investors are even projecting flat or compressed exits, and how you can adapt your underwriting strategy to today’s market. Rob oversees acquisitions and capital markets for Lone Star Capital and has acquired over $700M of multifamily real estate. He has evaluated thousands of opportunities using proprietary underwriting models and published the number one book on multifamily underwriting, The Definitive Guide to Underwriting Multifamily Acquisitions. He has written over 50 articles about underwriting, deal structures, and capital markets and hosts the Capital Spotlight podcast, which is focused on interviewing institutional investors. Learn more about Lone Star Capital at www.lscre.com Get a FREE copy of the Passive Investor Guide: https://www.lscre.com/content/passive... Subscribe to our newsletter and receive our FREE underwriting model package: https://www.lscre.com/resource/fof-un... Follow Rob Beardsley:   / rob-beardsley     / robbeardsleylsc   Read Rob’s articles: https://www.lscre.com/blog With over $700 million in acquisitions and 30%+ returns since 2018, Lone Star Capital is a fast-growing real estate investment firm owning and operating over 5,000 multifamily units in Texas. We deliver superior risk-adjusted returns through diligent sourcing and selection, vertically integrated property management, and rigorous reporting.