Shafiq Hirani CCIMReal Estate Advisor, REMAX Distinctive · Real Estate Advisor at RE/MAX Distinctive Commercial | Washington, DC | Your Guide To Profitable Real Estate Ventures

Clean Books = BIG Money: Sell Your Property For WAY More! #shorts

7 Oct 2026 · 1 min

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1:14

In this short instructional video, Shafiq Hirani CCIM explains how a disciplined 90‑day review of a property's financial records can add tens of thousands of dollars to its market value—often more than the cost of a $90,000 renovation. He argues that owners typically focus on physical upgrades while neglecting the “book” that analysts use to set price. By pulling 24 months of statements, flagging personal expenses, one‑time costs, and mis‑categorized capital items (e.g., $3,500 per item), then recategorizing and documenting them, the net operating income (NOI) can be increased. Using a 6 % cap rate, a $21,000 NOI boost translates to $350,000 additional value. The video outlines a three‑phase, 30‑day each, workflow: (1) audit and separate expenses, (2) recategorize and document, (3) rebuild the trailing‑12 NOI, apply a 5 % vacancy, 4 % management fee, and reserves, and stress‑test the numbers before listing.

Chapters

90 days inside your books is worth more than $90,000 of renovation, and almost every owner does it in the opposite order. Meanwhile, the document that actually sets the price, the one his analyst will spend 2 weeks inside, has not been touched. Here's what the file work is worth: personal expenses that were never separated, one-time legal or repair costs, a capital item sitting in the repairs line, Call it $3,500 each. At a 6% cap rate, $21,000 is $350,000 of value. You recategorized and documented expenses you had already paid. So here's the sequence. Days 1 through 30: audit and separate. Pull 24 months of statements. Flag every personal expense, every one-time cost, every capital item sitting in the wrong line. Days 31 through 60: Recategorize and document. Days 61 through 90: Rebuild the trailing 12, then stress test it. Apply 5% vacancy, add a 4% management fee, add reserves. If it still works, you are ready to list.