Cornerstone Advisory Group

GPR Optimization

Strategic rent optimization within HUD guidelines to secure the resources needed for property preservation, capital improvements, and long-term sustainability.

Securing Resources for Property Preservation

Many affordable housing properties are 50+ years old and face critical capital needs. Our GPR optimization isn't just about increasing revenue—it's about securing the funding necessary to preserve these vital community assets for future generations:

Capital Improvement Funding: Rent increases provide the cash flow needed for deferred maintenance, major systems upgrades, and building modernization. Without adequate income, aging properties deteriorate, putting affordable housing stock at risk.
Recapitalization Support: Enhanced GPR strengthens your position for refinancing, equity raises, and future LIHTC applications. We help you build the financial foundation needed for major rehabilitation projects that extend building life by decades.
Operational Sustainability: Beyond rent increases, we connect you with proven service providers who help optimize utility costs, reduce expenses, and improve operational efficiency—freeing up more capital for property improvements and resident services.
HUD Compliance Excellence: Using comprehensive market analysis and HUD expertise, we ensure your rents are optimized within regulatory guidelines, protecting your contracts while maximizing allowable income for property preservation.

Our approach ensures you have the financial resources to maintain quality affordable housing, meet ongoing capital needs, and position your property for long-term success—preserving these critical community assets for the families who depend on them.

Mark Up to Market Contract Execution

Full lifecycle support for Mark Up to Market contracts—the critical tool for preserving aging affordable housing by securing sustainable rent levels and capital for rehabilitation.

Preserving Affordable Housing Through MUTM

Mark Up to Market contracts are essential for preserving aging affordable housing properties. Many buildings in the HUD portfolio are 50+ years old with rents that haven't kept pace with operating costs or capital needs. MUTM provides the financial foundation to keep these properties operational and viable:

Building Preservation: MUTM rent increases provide the cash flow needed for critical repairs, system replacements, and deferred maintenance. Without adequate income, these aging properties risk deterioration or conversion to market-rate housing, reducing affordable housing stock.
Future LIHTC Positioning: Enhanced GPR from MUTM strengthens your eligibility for future Low-Income Housing Tax Credit applications, enabling comprehensive rehabilitations that extend building life by 30-40 years while preserving affordability.
Expert Process Management: We maintain working relationships with Rent Comparability Study providers and HUD Contract Administrators nationwide, ensuring smooth approvals and optimal rent determinations that reflect true market conditions while preserving affordability.
Strategic Planning: From initial eligibility assessment through final contract execution, we manage every step while helping you plan for long-term property sustainability, including capital needs assessments and recapitalization strategies.

Our proven track record of successful MUTM executions has helped preserve affordable housing across the country—see our results in action on our Case Studies page.

Renewal Process Streamlining

Simplified workflows designed to reduce delays, minimize errors, and accelerate the renewal timeline for property owners.

Efficient Contract Renewals

HUD contract renewals can be complex and time-consuming. Our streamlined approach ensures your renewals are processed efficiently and accurately:

Proactive Timeline Management: We track all critical deadlines and submission requirements, ensuring nothing falls through the cracks and your renewals are submitted well in advance of expiration dates.
Documentation Excellence: Our team prepares comprehensive, accurate documentation packages that meet HUD standards the first time, reducing back-and-forth and approval delays.
Regulatory Compliance: We stay current on all HUD policy changes and requirements, ensuring your renewal applications incorporate the latest regulatory standards and maximize available rent increases.
Problem Resolution: When issues arise, we leverage our relationships with HUD staff and administrators to quickly resolve complications and keep your renewal on track.

The result? Faster approvals, fewer headaches, and optimized contract terms that protect your investment.

Owner Education & Compliance Support

Expert guidance on HUD regulations, capital planning, and long-term strategies to preserve your property and maintain affordable housing for future generations.

Strategic Planning for Long-Term Preservation

Preserving affordable housing requires more than just rent increases—it demands strategic planning, capital allocation, and deep understanding of available resources. We help you develop comprehensive strategies to ensure your property remains viable for decades:

Capital Needs Planning: We help you assess your property's long-term capital needs and develop funding strategies, including MUTM optimization, refinancing, and future LIHTC applications. Many properties need $20,000-$50,000 per unit in rehabilitation—we help you plan how to finance these critical improvements.
LIHTC Application Support: Enhanced GPR from rent optimization strengthens your competitiveness for 9% LIHTC credits, which can fund comprehensive rehabilitations. We help you understand timing, requirements, and how to position your property for future tax credit applications.
Regulatory Guidance: We provide clear, practical explanations of HUD regulations and how they impact your preservation strategy, helping you navigate compliance requirements while maximizing available resources for property improvements.
Long-Term Sustainability: We help you develop 10-20 year plans for property preservation, including reserve planning, capital improvement timing, and strategies to maintain affordability while meeting evolving resident needs and building code requirements.

Our goal is to empower you with the knowledge and resources to preserve affordable housing for the communities that depend on it—ensuring these critical assets remain available for future generations.

Why This Work Matters

Preserving Affordable Housing for Future Generations

🏢 Aging Infrastructure Crisis

Many affordable housing properties are 50+ years old and face critical capital needs. Roofs, HVAC systems, plumbing, and electrical infrastructure are reaching end-of-life. Without adequate income, these buildings risk deterioration or loss from the affordable housing stock.

💰 The Funding Gap

Typical comprehensive rehabilitations cost $20,000-$50,000 per unit. Most properties can't self-fund these improvements with below-market rents. Rent optimization provides the cash flow needed for capital reserves, immediate repairs, and positions properties for future LIHTC applications.

🏠 Community Impact

When affordable housing properties fail, families lose their homes and communities lose vital resources. Our work helps ensure these properties remain operational, well-maintained, and available to the low-income families and seniors who depend on them for stable, affordable housing.

The Path to Preservation

① OPTIMIZE RENTS

Bring rents to market levels within HUD guidelines, increasing cash flow for operations and reserves.

② BUILD RESERVES

Enhanced GPR allows building of capital reserves for immediate repairs and deferred maintenance.

③ RECAPITALIZE

Improved financials enable refinancing, equity raises, or LIHTC applications for major rehabilitation.

④ PRESERVE

Comprehensive rehab extends building life 30-40 years, preserving affordable housing for future generations.

We've helped preserve $160M+ in affordable housing assets—ensuring these critical community resources remain available for the families who need them most.

How We Calculate Your Investment

Our performance-based fee structure ensures complete alignment with your success.

Performance-Based Partnership

Our fee structure is designed to align completely with your success. We only succeed when you succeed. The 40% contingency fee is calculated on the NOI (Net Operating Income) increase resulting from your GPR optimization, ensuring transparency and fairness in our partnership.

Want to see your potential? Use our interactive calculator to estimate the value we can unlock for your property.

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