Income Property · DuPage & Cook County
Sell Your Multi-Family or Apartment Building
From two-flats and three-flats to larger apartment buildings, your income property deserves an agent who underwrites it the way the investors buying it do. As an active investor myself, I price on the numbers that matter — cap rate, rent roll, price per unit — and market to the right buyer pool. Get a free, no-obligation valuation.
- Priced on real income math, not guesswork
- Marketed to investors and owner-occupants where it fits
- Free professional photos & floor plan with every listing
Priced Like an Investment
How your building is really valued
A building isn't priced like a single-family home — it's priced on what it earns. Get the income math right and you capture full value; get it wrong and you leave money on the table.
Net operating income ÷ the market cap rate sets the value of larger buildings.
Current vs. market rents — upside is value, and I document it for buyers.
A per-unit and per-square-foot cross-check against real comparable sales.
A clean trailing-12-month income & expense picture buyers can underwrite.
Strategy & Paperwork
Selling income property, handled
The right buyer pool and clean numbers are what turn a listing into a strong closing. Here's how I approach it for 2–4 unit buildings and larger apartment properties alike.
2–4 units: two buyer pools
Small buildings draw owner-occupants (residential financing, house-hacking) and investors. Positioning for both — when it fits — can lift your price above pure investment value. I target the pool that pays the most for your building.
5+ units: an investor sale
Larger apartment buildings sell to investors underwriting cap rate and cash flow. I present the income story cleanly — stabilized NOI, upside, and expenses — so buyers compete on strength, not question marks.
The documents I organize
Current rent roll, leases, a trailing-12-month income/expense statement, tax and utility records, and tenant estoppels once under contract — assembled up front so diligence never stalls your close.
Local point-of-sale rules
Chicago's water Full Payment Certificate and heating disclosure, or a suburb's transfer stamp and final water reading — plus any zoning certificate a 2–6 unit building needs. I confirm and handle what your address requires.
General information for income-property sellers, not legal, tax, or investment advice — confirm specifics with your attorney and accountant.
Why Chris
An investor's agent, on your side of the table
Most residential agents can list a building, but few can underwrite one. As an active investor with hands-on experience in multi-family and apartment properties, I speak the same language as your buyers — cap rate, NOI, GRM, price per unit — and I use it to defend your price through offer and appraisal, not just to set it.
That means pricing backed by an income analysis, a marketing package that answers investor questions before they're asked, and negotiation that holds value when a buyer's calculator comes out.
- Income-based pricing — cap rate, rent roll, and comps together.
- Right-buyer marketing — investors, owner-occupants, or both.
- Free professional photos & floor plan with every listing.
- Diligence organized up front — rent roll, T-12, estoppels.
Seller FAQ
Questions income-property sellers ask
How is a multi-family building valued?
On income — NOI ÷ cap rate — with a per-unit and per-square-foot cross-check. Smaller 2–4 unit buildings blend income with comparable sales because owner-occupants compete for them too.
Who will buy my building?
2–4 units draw investors and owner-occupants; 5+ units are almost entirely investor purchases. The marketing strategy follows whichever pool pays the most for yours.
What documents will I need?
A current rent roll, leases, a T-12 income/expense statement, tax and utility records, and tenant estoppels under contract — plus your municipality's transfer and water requirements.
What is my building worth?
It depends on rents, expenses, unit count, condition, and today's cap rates. I'll give you a free, no-obligation valuation backed by comps and an income analysis — start here.
Ready When You Are
Curious what your building could sell for?
Send me the address and a rough rent picture — I'll come back with a real number and a plan.
Get My Free Property ValuationPrefer to talk? Call or text (773) 322-7614 or email chris@chrisgetsyousold.com