Rehab - CapEX - Renovation - Conventional 

Philadelphia, PA

NOI Recovery & Operational Repositioning​

​

The Challenge:

The asset was experiencing stagnant NOI driven by escalating operating expenses, under-market rental rates, inconsistent collections, and operational inefficiencies that were limiting overall asset performance and revenue growth.

​

Our Approach:

PAR executed a full-scale operational and financial repositioning strategy focused on restoring profitability and operational control.

• Conducted a comprehensive audit of expenses, staffing structure, and vendor contracts

• Implemented a unit-by-unit rent repositioning strategy aligned with market demand

• Renegotiated and reduced landscaping, maintenance, and utility contract costs

• Strengthened collections procedures and enforcement consistency to reduce delinquency and loss exposure

​

Performance Results | 6-Month Turnaround:

• NOI Increased: +21.4%

• Average Rent Growth: $1,145 → $1,312 (+14.6%)

• Operating Expenses Reduced: -12.8%

• Bad Debt Reduced: 7.8% → 3.2% (-59%)

​

Impact

Through disciplined operational oversight and strategic revenue optimization, the community was repositioned into a stronger financial and competitive position, creating measurable value growth and long-term operational stability.

New Dev - Lease Up - Conventional

Denver, CO

Lease-Up Acceleration + Occupancy Stabilization​​

​

The Challenge:

The community was underperforming during lease-up, facing slow lead absorption, inconsistent leasing execution, and occupancy levels that were falling below market expectations. Inefficient follow-up processes and delayed response times were limiting conversion potential and slowing overall stabilization.

​

Our Approach:

PAR deployed a targeted lease-up and leasing operations strategy designed to accelerate occupancy growth, strengthen conversion performance, and maximize revenue potential.​

• Deployed a certified leasing professional within 2 weeks to stabilize onsite execution

• Strengthened the leasing process, tour experience, and follow-up cadence

• Implemented lead tracking systems and response-time SLAs with under 10-minute response expectations

• Optimized pricing strategy through weekly competitive market analysis and positioning adjustment.

​

Performance Results | 120-Day Turnaround

• Occupancy Increased: 68% → 93% (+25 points)

• Net Leases Per Month: 22 → 61 (+177%)

• Lead-to-Lease Conversion: 18% → 34% (+89%)

• Effective Rent Growth: +11.6%

​

Impact

By combining operational discipline, leasing accountability, and market-driven pricing strategy, the asset achieved accelerated stabilization, stronger leasing velocity, and increased revenue performance while improving its competitive position within the market

LITCH - Active Adult 55+ - New Dev

Minnetonka, MN

Prospect Engagement + Leasing Funnel Optimization​

​

The Challenge:

The property was generating strong lead volume, but ineffective engagement strategies, delayed follow-up, inconsistent tour experiences, and staffing instability were resulting in low conversion rates and significant prospect fallout. Operational gaps within the leasing process were directly impacting occupancy growth and revenue performance.

​

Our Approach:

PAR implemented a structured leasing support and conversion optimization strategy focused on improving prospect engagement, response efficiency, and onsite leasing consistency.

• Implemented structured lead response systems and prospect nurture sequences

• Introduced standardized tour experience expectations and follow-up communication templates

• Managed prospect communications and lead engagement during critical staffing shortages

• Supported onsite operations until a permanent and fully stabilized leasing team was established

​

Performance Results | 145-Day Turnaround

• Lead Response Time: 36 hours → under 1 hour (-97%)

• Lead-to-Tour Conversion: 28% → 51% (+82%)

• Tour-to-Lease Conversion: 19% → 33% (+74%)

• Lead Fall-Off Rate Reduced: -49%

• Permanent Leasing Team Stabilized: Fully staffed within approximately 60 days​

​

Impact

Through structured leasing operations, improved prospect engagement, and hands-on operational support, the community significantly increased conversion performance, reduced lead loss, and restored leasing stability — positioning the asset for sustained occupancy growth and stronger long-term performance

Student Housing 

Birmingham, AL

Staffing Stabilization + Operational Performance​​

​

The Challenge:

High turnover of onsite team created operational instability, declining resident experience, rising delinquency, and inconsistent property performance. Staffing gaps and lack of operational consistency were impacting resident retention, maintenance execution, and overall asset stability.

​

Our Approach:

PAR deployed an operational stabilization strategy focused on restoring staffing structure, improving accountability, and strengthening onsite performance across all operational categories.

• Backfilled critical onsite positions including Property Managers, leasing professionals, and maintenance staff within 10–14 days

• Implemented standardized operating procedures and performance expectations across the portfolio

• Introduced weekly operational reporting for leasing, collections, delinquency, and work order performance

• Trained onsite teams on resident retention, renewal conversion, and customer experience strategies

​

Performance Results | 90-Day Turnaround

• Staff Turnover Reduced: 42% → 18% (-57%)

• Delinquency Reduced: 9.3% → 4.1% (-56%)

• Renewal Rate Increased: 46% → 63% (+17 points)

• 48-Hour Work Order Completion: 61% → 92%​

​

Impact

By restoring operational structure, stabilizing onsite staffing, and implementing performance-driven accountability systems, the community experienced measurable improvements in resident retention, operational efficiency, and financial performance — creating a stronger foundation for long-term asset stability and growth.

Student Housing - Midrise 

Atlanta, GA

Resident Retention + Experience Improvement

​

The Challenge:

​The community was experiencing declining resident satisfaction, low renewal rates, and increasing reputational challenges driven by slow communication, inconsistent service follow-up, and limited resident engagement. Operational delays and staffing strain were negatively impacting retention performance and overall resident experience.

​

Our Approach:

PAR implemented a resident experience and retention stabilization strategy focused on improving communication efficiency, service accountability, and long-term resident engagement.

• Established a structured resident communication cadence from move-in through renewal

• Implemented service request tracking systems and response-time SLAs to improve operational accountability

• Supported targeted renewal outreach campaigns and resident engagement touchpoints

• Provided temporary staffing support during peak operational workload periods to maintain service consistency

​

Performance Results | 120-Day Turnaround

• Renewal Rate Increased: 48% → 66% (+18 points)

• Resident Response Time Improved: 72 hours → under 24 hours (-67%)

• 48-Hour Service Request Completion: 58% → 89% (+31 points)

• Negative Online Reviews Reduced: -52% monthly average

• Online Reputation Score Improved: 3.2 → 4.1 (+0.9 increase)

​

Impact

Through operational consistency, proactive resident engagement, and improved service responsiveness, the community achieved stronger resident retention, enhanced online reputation, and a significantly improved resident experience — reinforcing long-term asset stability and brand perception.

LITCH - Re-Syndication 

Pearland, TX

Unit Turnaround Speed + Quality Control

​

The Challenge:

Slow and inconsistent unit turns were delaying apartment availability, increasing vacancy loss, and negatively impacting the move-in experience for incoming residents. Operational disconnects between maintenance, vendors, and leasing teams created inefficiencies that limited leasing velocity and reduced overall asset performance.

​

Our Approach:

PAR implemented a structured turnover and make-ready management strategy focused on accelerating unit readiness, improving operational coordination, and strengthening quality control throughout the turn process.

• Coordinated turnover schedules across maintenance teams, third-party vendors, and leasing operations

• Implemented standardized make-ready checklists and quality control inspection procedures

• Provided interim operational support to manage and stabilize the make-ready pipeline

• Introduced daily vacancy, readiness, and unit status tracking to improve accountability and delivery timelines

• Reviewed move-in documentation and completed 281 lease file audits with all required corrections finalized for compliance submission

​

Performance Results | 140-Day Turnaround

• Average Turn Time Reduced: 12.4 days → 6.1 days (-51%)

• On-Time Unit Delivery Improved: 54% → 91% (+37 points)

• Ready-but-Unleased Units Reduced: -43%

• New Resident Move-In Satisfaction Increased: +28%

​

Impact

Through improved operational coordination, structured make-ready oversight, and proactive vacancy management, the community significantly accelerated unit delivery timelines, reduced vacancy exposure, and enhanced the overall resident move-in experience — driving stronger operational efficiency and asset performance.