Due Diligence Done Wrong | What's Actually Killing Deals

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REITs have underperformed the S&P 500 by nearly 50% since 2022, but core property fundamentals remain strong across multifamily, industrial, and retail sectors. With public REITs trading at steep NAV discounts and private owners facing variable-rate debt pressure, distressed acquisition opportunities are emerging nationwide. For well-capitalized private investors, this market dislocation offers a rare chance to secure high-quality assets at discounted prices. Virginia multifamily remains especially attractive as supply slows and rent growth stabilizes.

Richmond Multifamily Investment Guide: The 3 Best Submarkets to Buy in 2025 Richmond's 8.2% vacancy rate tells an incomplete story. Vacancy ranges from 1.7% in Sussex County to 19.3% in the West End—a 1,100% difference that separates winning investments from value traps. In this data-driven analysis, I reveal the three Richmond submarkets where institutional capital is accumulating positions (Chesterfield County, Eastern Henrico, and Prince George County), and the two areas where oversupply has created occupancy nightmares (West End and Midlothian). You'll learn: - Why Chesterfield County's zero construction pipeline makes it the defensive play - How Eastern Henrico's $200/unit rent gap creates value-add opportunities - Why Prince George County delivers 13.3% rent growth despite only 590 total units - The exact 60/25/15 capital allocation framework I use for Richmond investments - Which submarkets have 4:1 supply-to-demand ratios (and why to avoid them)