St. Andrew — Alerts & Action Items
HIGH
1711 Unit 1B (Thomas Reppel/VOA) — On Notice, No Replacement: $1,350/month exposure. Confirm vacate date with UMR. Demonstrate active marketing — this unit must be listed and shown now to prevent vacancy gap.
HIGH
1709 Unit 2D — Unauthorized Occupant (Tristen Sanders): Present for ~6 months. $200 collected for water. Is Dontae Mainor still in unit? Determine whether this is a lease violation requiring cure notice or lease amendment. Do not let this drift further.
MEDIUM
February Contract Labor $4,685: Largest single expense YTD with no description on file. Request scope documentation from UMR. What work was performed and on which unit(s)?
MEDIUM
1709 Unit 2A Turnover Charges ($833): Both charges exceeded $250 single-WO authorization limit. Confirm documentation is on file. Make-ready is complete and new tenant is incoming — ensure proper sign-off in records.
LOW
1711 Unit 2A (Alaina Feria) — 1 NSF, Resolved Same Day: No action required but monitor June payment method to confirm NSF was a one-time event, not a pattern.
St. Andrew — YTD P&L (Jan–May 2026)
| Month |
Revenue |
Expense |
NOI |
Margin |
| January | $16,572 | $4,174 | $12,398 | 74.8% |
| February | $17,643 | $10,156 | $7,487 | 42.4% |
| March | $18,807 | $3,393 | $15,414 | 81.9% |
| April | $16,030 | $3,504 | $12,526 | 78.1% |
| May | $19,352 | $2,584 | $16,768 | 86.6% |
| YTD Total | $88,404 | $23,812 | $64,593 | 73.1% |
February expense spike ($10,156) driven primarily by contract labor ($4,685) — scope undocumented. All other months within normal range.
2103 Baronne — Alerts & Action Items
CRITICAL
Unit 2D — Vacant-Rented, Lease Signed but Not Occupied: Every week of delay = ~$425 lost. Confirm move-in date immediately. If more than 2 weeks out, investigate whether lease start date can be accelerated. Do not let this drift.
HIGH
Unit 2C — Notice-Unrented at $1,700/Month: Verify UMR has listed 2C for re-lease. Confirm vacancy date and make-ready timeline. This is the highest-rent unit in the building — any gap is material. Target $1,750+ on re-lease.
HIGH
Budget Income Gap — Structural Underperformance: Budget assumes $14,000/month gross rent; full-occupancy actual roll is $12,745 (-$1,255/month, -$15,060/year). Update budget or implement rent increases at renewal to close this gap. It will not resolve on its own.
HIGH
Two Leasing Commissions in 60 Days ($1,857 total): 3A placed in May + April placement. Budget $500/month. A third commission will trigger when 2C re-leases. Ensure commission spend is tracked against budget separately. Consider whether placement fees are negotiable.
MEDIUM
April HVAC Repair $1,960: Largest single non-management expense YTD. Which unit? Was repair complete or is follow-up work expected? Confirm warranty coverage if applicable.
MEDIUM
Unit 1A — No Water Charge Recorded: Sophia Torres paid 5/1 but no water charge was billed. Verify whether water is included in the lease or if billing was missed. If billed separately, issue catch-up charge.
LOW
Unit 2D — Entergy Vacancy Charge $271 (April): Ensure utilities are transferred to tenant on move-in day to prevent recurring vacancy utility costs.
2103 Baronne — YTD P&L (Jan–May 2026)
| Month |
Total Income |
Total Expense |
NOI |
Margin |
| January | $12,550 | $3,486 | $9,064 | 72.2% |
| February | $11,300 | $2,922 | $8,378 | 74.1% |
| March | $10,885 | $4,349 | $6,536 | 60.0% |
| April | $11,609 | $6,004 | $5,605 | 48.3% |
| May | $11,031 | $3,475 | $7,556 | 68.5% |
| YTD Total | $57,375 | $20,235 | $37,140 | 64.7% |
April margin compressed to 48.3% primarily due to HVAC repair ($1,960) + leasing commission. Budget NOI annualized ~$108,280 vs actual run-rate ~$89,100 (-$19,180 gap). Structural rent roll shortfall of $1,255/month is primary driver.