Atala — asset management dashboard

343 units · 1556 NW 110th Ave · RangeWater PM · Data through: 7/11/26
Occupied & Leased
131 / 343
38.2% leased · 61.8% exposure
Leased (signed)
42
+ 89 occupied = 131 total
Available
206
of 339 rentable (4 excluded)
Gap to 50% leased
41
target 172 units · now 38.2%
Days since TCO
122
TCO 3/12/26
Avg leased rent
$3,107
$3.14/sf · vs property $3.07/sf
Reporting note: 4 model units excluded from rentable inventory Headline = Occupied & Leased. Rent roll captures only "Vacant Rented Not Ready"; occupied units roll off once active.
Source triage — Occupied & Leased reconciliation
✓ box score and rent roll match (same vintage)
SourceAs ofOccupiedLeasedTotal
Box Score 07/13/2026 89 42 131
Rent Roll 07/12/2026 06:59 PM EDT 89 42 131
DAR 7/11 — — 127

Weighted Avg Leased Rents by Unit Type

Unit Type Leased / Occ Avg Size Leased Rent Rent PSF
0X1 7 675 $2,328 $3.45
1x1 40 758 $2,580 $3.40
1x1D 23 847 $2,880 $3.40
2x2 26 1,112 $3,344 $3.01
2x2D 20 1,250 $3,674 $2.94
3x2D 15 1,422 $4,054 $2.85
Total Leased / Occ 131 991 $3,107 $3.14
Total Property / Budget 343 982 $3,018 $3.07
Filtered to leased/occupied units (Vacant Rented Ready/Not Ready, Occupied No Notice, Notice Rented), one row per unit, weighted avg rent ÷ avg size. Uses Market Rent per unit — RangeWater dropped the charge-code detail from the rent roll export on 6/24, so signed base rent (excl. pet/parking/utility add-ons) is no longer in the source; Market Rent is the only rent field populated for all leased units. Source: rent roll as of 07/12/2026 06:59 PM EDT. Property baseline is the static budget (343 units, 982 sf, $3,018, $3.07/sf).
Affects trajectory, daily tour activity, and lead generation charts. Stocks (trajectory) use end-of-period values; flows sum within each period.

Lease-up trajectory · 3/12 – 7/13/26

Total Occupied & Leased 10% target (34) 15% target (51) 20% target (68)
Concession period: 4 weeks free (3/12 – 3/19) 6 weeks free (3/20 – 4/22) 2 months free (4/23 onward)
Continuous daily axis. Targets at floor(343 × percentage). Concession band per period is colored by the regime in effect at the end of that period (so weekly/monthly views aggregate to a single dominant color). 4/22+ from DARs; earlier dates from box scores and inferred net activity.

Funnel conversion · 4/15 – 4/27 (13 days)

New leads
263
100%
Tours completed
78
30% of leads
Applications
~30
38% of tours
Net new leases
16
53% of apps
Tours = scheduled + walk-ins. Net leases reflects 28 → 44 over the period. Lead-to-lease all-in: ~6.1%.

Daily traffic

Traffic (incl. virtual tours)
DAR row 14 (Traffic). Pre-4/28 dates derived from prior tour-type splits summed.

Daily lease activity

Gross leases Cancellations / denials
DAR rows 15 + 16. Net leases (= Gross − Cancel) shown in the separate chart below.

Unit-mix detail

Unit-mix velocity

Leased (signed) Available Excluded
Unit mix velocity.
Leased = "Vacant Rented Not Ready" on rent roll (signed leases waiting move-in). Excluded = employee + model units. Bars sum to total inventory of each mix.

Unit-mix breakdown

Mix Total Excl Rent. Occ Leased Occ + Leased Avail. Lsd % Avg rent $/sf
Studio (Aster) 11 1 10 1 6 7 3 70.0% $2,328 $3.45
1BR (Zinnia) 115 1 114 25 15 40 72 35.1% $2,580 $3.40
1BR + Den (Zinnia K) 31 1 30 21 2 23 7 76.7% $2,880 $3.40
2BR (Cosmos) 130 1 129 16 10 26 103 20.2% $3,344 $3.01
2BR + Den (Cosmos M/N) 28 0 28 17 3 20 8 71.4% $3,674 $2.94
3BR (Lavender) 28 0 28 9 6 15 13 53.6% $4,054 $2.85
Total 343 4 339 89 42 131 206 38.6% $3,107 $3.14
Per-mix counts derived from the rent roll (as of 07/12/2026 06:59 PM EDT) — total here may trail the headline (which uses the freshest DAR) by a few units between rent-roll refreshes. Property baseline (all 343 units): avg rent $3,018 · $3.07/sf. Leased rents tracking at $3.14/sf — 2.3% vs budget.

Daily net leases

Net leases Net cancellations

Lead source mix

Drive By Property Website Zillow Other

Leasing Agent Performance

Source: RangeWater monthly marketing review — "Tour-Lease by Agent" (June 2026). Apps Completed = applications the agent took that month; Apps Approved = applications the agent got through screening that month. Only one month reported so far — the per-agent trend builds as monthly reviews arrive.
Leasing Agent Apps Completed Apps Approved
① Gonzalez, Lloyd 20 21
② Arencibia, Ivexi 10 5
③ Zuniga, Juliana 10 1
Corso, Claudette 4 6
Ramos, Maggie 2 1
Buell, Elisa 0 0
Madera, Norelis 0 0
Team total 46 34
Elise, Meet (LeasingAI) 1 1
① ② ③ = top-3 producers by apps completed. System rows (LeasingAI bot, House, Not Assigned) shown separately in grey — not team members. Completed and Approved are independent monthly counts (an app completed one month may be approved the next), so they're shown as two separate productivity measures rather than a ratio.

Move-ins

Moved in to date
89
rent roll as of 07/12/2026
Signed, not yet moved in
42
box score 07/13/2026
Occupied + Leased
131
of 343 units
Peak move-in month
May
33 move-ins

Move-ins by month

Move-ins by month.

Move-ins by unit type

Move-ins by unit type.

Recent move-ins (latest 25)

Unit Resident Unit type Move-in
1-505 Hernandez Franceschi, Arnaldo 1BR + Den (Zinnia K) 7/10/26
1-335 Pulido IV, Ramon 2BR (Cosmos) 7/9/26
1-815 Wilsey, Jacob 1BR + Den (Zinnia K) 7/9/26
1-733 Leake, Jayde 1BR (Zinnia) 7/7/26
1-434 Reiche, Ryan 1BR (Zinnia) 7/6/26
1-126 Buritica, Daniel 1BR (Zinnia) 7/3/26
1-304 Ellis, Troy-Dale 2BR (Cosmos) 7/3/26
1-510 Diaz, Jeffrey 2BR (Cosmos) 7/3/26
1-722 Caballero, Roberto 1BR (Zinnia) 7/3/26
1-102 Laguna, Natalie 1BR + Den (Zinnia K) 7/1/26
1-307 Beristain, Valentina 2BR + Den (Cosmos M/N) 7/1/26
1-333 Mendez, Lian 1BR (Zinnia) 7/1/26
1-341 Michael, Olivia 1BR (Zinnia) 7/1/26
1-426 Perez, Nicole 1BR (Zinnia) 7/1/26
1-504 Gutierrez, Monica 2BR (Cosmos) 7/1/26
1-705 Borrego, Lien 1BR + Den (Zinnia K) 7/1/26
1-706 Torres-calderon, Alonzo 2BR + Den (Cosmos M/N) 7/1/26
1-720 Hernandez, Jordan 1BR + Den (Zinnia K) 7/1/26
1-805 Lacayo, Alenairam 1BR + Den (Zinnia K) 7/1/26
1-820 Cordero Ayala, Kiannique 1BR + Den (Zinnia K) 7/1/26
1-826 Jones, Reilly 1BR (Zinnia) 7/1/26
1-405 Sanchez, Denize 1BR + Den (Zinnia K) 6/29/26
1-506 Segovia, Fredy 2BR + Den (Cosmos M/N) 6/29/26
1-615 Martinez Bonilla, Daniela 1BR + Den (Zinnia K) 6/29/26
1-415 Fernandez, William 1BR + Den (Zinnia K) 6/28/26
Source: daily Entrata rent roll — each occupied unit's actual Move-In date (as of 07/12/2026). "Signed, not yet moved in" (42) is from the box score; the rent roll doesn't carry a move-in date for not-yet-occupied leases, so a forward move-in schedule isn't shown here (the RangeWater "Projected Move-ins" feed that supplied it stopped after April).

Leased rent by floor plan (weighted)

Code Mix Leases Avg sqft Avg leased rent $/sf
S1 Studio (Aster) 9 622 $2,133 $3.43
S2 Studio (Aster) 1 550 $2,430 $4.42
S3 Studio (Aster) 4 809 $1,355 $1.67
A1 1BR (Zinnia) 19 744 $2,103 $2.83
A2 1BR (Zinnia) 21 750 $2,507 $3.34
A3 1BR (Zinnia) 13 738 $2,599 $3.52
A4 1BR (Zinnia) 8 612 $2,493 $4.07
A5 1BR (Zinnia) 16 725 $2,294 $3.16
A6 1BR (Zinnia) 11 798 $2,074 $2.60
A7 1BR (Zinnia) 6 777 $2,606 $3.35
A8 1BR (Zinnia) 23 809 $2,688 $3.32
A8A 1BR (Zinnia) 7 809 $2,735 $3.38
A9 1BR (Zinnia) 1 850 $2,815 $3.31
AD1 1BR + Den (Zinnia K) 31 847 $2,880 $3.40
B1 2BR (Cosmos) 17 1,110 $3,229 $2.91
B10 2BR (Cosmos) 1 1,196 $3,465 $2.90
B2 2BR (Cosmos) 30 1,000 $3,247 $3.25
B3 2BR (Cosmos) 1 1,115 $3,455 $3.10
B4 2BR (Cosmos) 18 1,018 $2,992 $2.94
B5 2BR (Cosmos) 7 1,230 $3,516 $2.86
B5A 2BR (Cosmos) 10 1,230 $2,906 $2.36
B6 2BR (Cosmos) 15 1,102 $3,425 $3.11
B7 2BR (Cosmos) 6 1,115 $3,396 $3.05
B8 2BR (Cosmos) 15 1,026 $3,288 $3.21
B9 2BR (Cosmos) 15 1,205 $3,483 $2.89
BD1 2BR + Den (Cosmos M/N) 7 1,263 $3,685 $2.92
BD2 2BR + Den (Cosmos M/N) 15 1,238 $3,365 $2.72
BD3 2BR + Den (Cosmos M/N) 8 1,274 $3,409 $2.68
C1 3BR (Lavender) 33 1,422 $3,495 $2.46
Weighted total (368 leases) 368 983 $2,936 $2.99
Weighted by lease count. Source: rent roll (Vacant Rented Not Ready). 2 occupied units (already moved in) not included here — they roll off rent roll once active.

Recent leased units (rent roll · top 15)

Bldg-Unit FP Mix SQFT Resident Rent $/sf
1-101 B6 2BR (Cosmos) 1,102 -- Vacant -- $3,465 $3.14
1-102 AD1 1BR + Den (Zinnia K) 847 Laguna, Natalie $2,920 $3.45
1-103 B2 2BR (Cosmos) 1,000 -- Vacant -- $3,315 $3.31
1-104 B1 2BR (Cosmos) 1,110 -- Vacant -- $3,415 $3.08
1-105 AD1 1BR + Den (Zinnia K) 847 Pena, Abraham $2,920 $3.45
1-106 B10 2BR (Cosmos) 1,196 Ramirez, Eric $3,465 $2.90
1-107 S1 Studio (Aster) 622 -- Vacant -- $2,365 $3.80
1-108 A9 1BR (Zinnia) 850 Marcotte, Anthony $2,815 $3.31
1-109 B3 2BR (Cosmos) 1,115 -- Vacant -- $3,455 $3.10
1-110 B4 2BR (Cosmos) 1,018 -- Vacant -- $3,335 $3.28
1-111 B4 2BR (Cosmos) 1,018 -- Vacant -- $3,360 $3.30
1-112 B1 2BR (Cosmos) 1,110 -- Vacant -- $3,495 $3.15
1-113 B2 2BR (Cosmos) 1,000 -- Vacant -- $3,370 $3.37
1-114 AD1 1BR + Den (Zinnia K) 847 Urdaneta, Kristian $2,975 $3.51
1-115 B5A 2BR (Cosmos) 1,230 -- Vacant -- $3,570 $2.90
Source: rent roll (data as of 07/12/2026 06:59 PM EDT). Showing top 15 of 385 leased units. All currently in "Vacant Rented Not Ready" status (signed but not moved in).

Financial Performance

YTD Operating Revenue
$113,926
5 months reported · pre-stabilization (no rent yet)
YTD Total OpEx
$316,869
$63,374 / mo avg
YTD NOI
$-202,943
lease-up burn — turns positive once revenue scales
YTD Net Loss
$-261,100
incl. $-58,158 non-operating
Latest month
May 2026
Source: Atala Reporting (01.26-05.26)

Monthly P&L

Line itemJan 2026Feb 2026Mar 2026Apr 2026May 2026YTD
Operating Revenue$0$1,150$8,200$18,836$85,740$113,926
Operating Expenses:
Property Payroll$7,583$14,396$25,318$46,350$24,474$118,122
Advertising & Marketing$0$3,735$21,899$12,994$19,387$58,016
General & Administrative$594$12,996$8,754$7,363$13,110$42,818
Total Operating Expenses$14,629$41,128$65,972$81,258$113,882$316,869
Net Operating Income (Loss)$-14,629$-39,978$-57,772$-62,422$-28,142$-202,943
Non-Operating Income/(Expense)$-7,800$-10,328$7,265$-1,469$-45,826$-58,158
Net Income / (Loss)$-22,429$-50,306$-50,506$-63,891$-73,968$-261,100
Source: Atala Reporting (01.26-05.26). Each column = that month's PTD; YTD column = running total from the latest statement.

Monthly OpEx breakdown

Property Payroll Marketing G&A

NOI & Net Loss trend

NOI (loss) Net Income/(Loss)

Actual vs PM Budget vs Owner Proforma

Calendar anchor: Jan 2026 = M1 across all three streams PM Budget: RangeWater Lease-Up M1-M12 Proforma (06/27/25) Owner Proforma: BP v18 P1 MCF (Jan 2026 = col 37 / M30 of model)
Apples-to-apples adjustment: Actual OpEx + NOI in this section include imputed Insurance + Property Taxes at the same monthly rate as the Owner Proforma (RangeWater hasn't booked those costs yet — first tax assessment and insurance billing aren't posted, but they're inevitable). PM Budget's Insurance + Taxes were blank in the M1-M12 file and likewise use the BP's monthly values, so all three streams carry identical T&I. The standalone Monthly P&L table above shows raw actuals as RangeWater reported them. Actual data extends through May 2026; budget/proforma lines extend through Dec 2026.

Revenue · monthly

Actual PM Budget Owner Proforma

OpEx · monthly

Actual PM Budget Owner Proforma

NOI · monthly

Actual PM Budget Owner Proforma

Avg leased rent

Actual (rent roll, $3,107) PM Budget (gross potential, $3,346) Owner Proforma (monthly trajectory)
Annualization: sum of last N reported months × (12/N). Budget streams aligned to the same months as actuals (apples-to-apples).
Line item Actual PM Budget Δ vs PM Owner Proforma Δ vs BP
Revenue — — — — —
   Payroll — — — — —
   Repairs & Maintenance — — — — —
   Marketing / Advertising — — — — —
   Contracted Services — — — — —
   Turnover / Make-Ready — — — — —
   Utilities — — — — —
   General & Admin — — — — —
   Management Fee — — — — —
   Replacement Reserves — — — — —
Controllable OpEx — — — — —
Controllable NOI — — — — —
   Insurance — — — — —
   Real Estate Taxes — — — — —
Total Operating Expenses — — — — —
Net Operating Income (NOI) — — — — —
   Debt Service — — — — —
   Non-Operating Income / (Expense) — — — — —
Net Income / (Loss) — — — — —
PM Budget and Actuals share the same Insurance ($411,600/yr) and Real Estate Taxes ($313,702/yr based on 2025 TRIM). Owner Proforma keeps its own (higher) BP-derived T&I. BP doesn't break out controllable categories — payroll/marketing/etc. show "—" for that stream. Debt Service is currently $0 (loan not yet funding). Net Income = NOI − Debt Service + Non-Operating.

Marketing — April 2026

Source: RangeWater Strategic Marketing (Rachel Stevenson, Hyly.AI report). · Download full PDF
End of Period Occupancy
0.9%
Budgeted 0.0% · 30-day exposure 87.2%
Next-Period Occupancy Goal
16.62%
296 leads · 98 tours · 23 leases needed

Lead Funnel — Conversion

Window:
Funnel volume by month
Conversion rates by month

Lead Funnel — Volume

Newly Created Contacts
451
+107.83% vs 217 prior month
1st Toured + Walk-In
131
+65.82% vs 79 prior month
Gross Leases (Applied)
35
+118.75% vs 16 prior month
Net Leases (after denials)
26
+73.33% vs 15 prior month
Total Spend
$12,862
-5.86% vs $13,662 prior month

Cost per Contact

Cost / Created (All)
$28.52
-54.70% vs $62.96 prior month
Cost / Created (Paid)
$42.17
-57.40% vs $99.00 prior month
Cost / Toured (All)
$176.19
-27.78% vs $243.96 prior month
Cost / Toured (Paid)
$367.49
-46.20% vs $683.10 prior month
Cost / Net Applied (All)
$494.69
-42.31% vs $857.47 prior month
Cost / Net Applied (Paid)
$857.47
-53.33% vs $1,837.43 prior month

Top Spend Sources

# vs prior Source Spend % of total prior mo.
1 — SEM/SEO/PPC $7,328 57.0% $7,328
2 — Apartments.com $3,530 27.4% $3,530
3 — Zillow $1,635 12.7% $1,635
5 ▼ 1 Apartment List $69 0.5% $869

Top Lead Sources (by Created Contacts)

# vs prior Source Leads % of total prior mo.
1 ▲ 1 SEM/SEO/PPC 166 36.8% 55
2 ▼ 1 Drive By 95 21.1% 64
3 — Apartment List 67 14.9% 51
4 ▲ 1 Apartments.com 48 10.6% 15
5 NEW Signage 35 7.8% 0
6 ▼ 2 Zillow 24 5.3% 17
7 — Facebook/Social Media 4 0.9% 5
7 ▲ 1 Unknown 4 0.9% 1
8 ▼ 2 Employee Referral 3 0.7% 6
9 ▼ 1 Property Referral 2 0.4% 1

Top Lead Sources (by 1st Toured)

# vs prior Source Tours % of total prior mo.
1 — Drive By 31 42.5% 26
2 — SEM/SEO/PPC 28 38.4% 14
3 — Apartments.com 4 5.5% 4
3 NEW Signage 4 5.5% 0
4 — Property Referral 2 2.7% 3
4 ▲ 1 Zillow 2 2.7% 2
5 NEW Apartment List 1 1.4% 0
5 ▼ 1 Employee Referral 1 1.4% 3

Recent Updates

  • Increased SEM budget 5/1 to $8728 to be in line with budget- focus on PPC & CLTV
  • Apartments.com photos & Matterports completed 4/27- discuss addition to website

Recommendations

  • Deploy 2nd of 4 email blasts
  • "Now Open" verbiage & current special
  • Coordinate Zillow Photoshoot- discuss media options
  • Drone video, virtual staging, amenity vs. unit virtual tours
Refreshed monthly. Going forward Rachel will add: 30/month leasing goal, denial ratio, and lead/tour & tour/lease conversion ratios. Costar photos & virtual tours pending addition to the gallery; SEO/GEO opportunities to follow.

Concessions

Source: Entrata "Atala Concession Burn Off" · data as of 05/13/2026 · 2026-05-13__Atala Concession Burn Off 05132026.xlsx
Total Concessions Committed
$193,571
across 34 leases · $5,693 avg per lease
Burned Off So Far
$5,308
2.7% of total · already hit P&L
Remaining to Burn
$188,263
future rent reductions over remaining lease terms
Recurring vs One-Time
$44,100 / $149,471
22.8% recurring · 77.2% one-time
Read: One-time concessions ($149,471, 77.2% of total) hit revenue at move-in. Recurring concessions ($44,100, 22.8%) amortize monthly over each lease term — so $-108/mo per impacted lease is the rough hit, but the actual monthly burn depends on lease start dates. $5,308 has already burned off (2.7% of the program).

By Lease Status

Status Leases Total Concession Remaining Burned
Applicant 5 $24,580 $24,580 $0
Future 15 $79,551 $79,551 $0
Current 14 $89,440 $84,133 $5,308

Top Concessions (sorted by total $)

Unit Resident Status Move-In Term Total $ Remaining $ Breakdown
1-206 Ramos, Maggie Current 2026-04-25 12 months $22,017 $18,795 $22,017 recurring
1-106 Ramirez, Eric Future 2026-05-28 15 months $9,931 $9,931 $5,153 recurring + $4,778 one-time
1-237 Cordoba, Paola Current 2026-04-24 12 months $9,880 $8,400 $9,880 recurring
1-425 Manzanares, Giselle Future 2026-05-28 15 months $8,220 $8,220 $8,220 one-time
1-806 Gonzalez, Lloyd Current 2026-05-09 7 months $7,874 $7,330 $7,874 one-time
1-606 Obregon, Edgardo Current 2026-05-05 15 months $7,322 $7,310 $7,322 one-time
1-207 Rivera, Linette Future 2026-06-05 15 months $7,050 $7,050 $7,050 recurring
1-704 Tortolani, Gaetano Future 2026-07-24 15 months $6,720 $6,720 $6,720 one-time
1-105 Pena, Abraham Applicant 2026-06-19 13 months $5,590 $5,590 $5,590 one-time
1-215 Serrano Aguilar, Claudia Current 2026-05-01 13 months $5,520 $5,520 $5,520 one-time
1-505 Hernandez Franceschi, Arnaldo Future 2026-07-10 15 months $5,460 $5,460 $5,460 one-time
1-807 Garcia, Marisel Current 2026-05-01 15 months $5,415 $5,415 $5,415 one-time
1-730 Guzman, Daniel Future 2026-06-11 15 months $5,400 $5,400 $5,400 one-time
1-607 Grullon, Joel Future 2026-05-25 12 months $5,325 $5,325 $5,325 one-time
1-218 Rosado, Grace Future 2026-05-25 12 months $5,318 $5,318 $5,318 one-time
1-234 Casas, David Applicant 2026-07-20 15 months $5,205 $5,205 $5,205 one-time
1-434 Reiche, Ryan Applicant 2026-07-06 15 months $5,180 $5,180 $5,180 one-time
1-413 Goncalves, Andreina Current 2026-05-11 12 months $5,093 $5,093 $5,093 one-time
1-324 Patel, Dipeshkumar Applicant 2026-05-25 13 months $5,080 $5,080 $5,080 one-time
1-213 santacruz quiroga, Ruben Future 2026-05-26 15 months $5,070 $5,070 $5,070 one-time
Showing top 20 of 34 leases with concessions. Current = moved in. Future = signed, scheduled to move in. Applicant = in approval pipeline.