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  • Michael Ducote

SOFR vs. LIBOR and Why Multifamily Real Estate is a Financial Investment

Understanding financial concepts can seem daunting, but let's break it down into simpler terms. Today, we'll discuss SOFR and LIBOR and why banks are transitioning from one to the other. We'll also explain why multifamily real estate investments are not just real estate, but financial investments backed by real estate.


LIBOR (London Interbank Offered Rate) and SOFR (Secured Overnight Financing Rate) are both benchmark interest rates. They help determine the cost of borrowing money, like when you get a loan or mortgage.

LIBOR has been the global standard for decades, but it has its drawbacks. It is based on the rates at which banks lend to one another, which is a subjective measure. This has led to rate manipulation scandals and has raised questions about its reliability.

SOFR, on the other hand, is based on the rates of actual transactions in the U.S. Treasury repurchase market, which makes it a more transparent and accurate benchmark. It is also less susceptible to manipulation.

Banks are adopting SOFR over LIBOR because it's a more reliable, transparent, and trustworthy benchmark. This transition ensures a fairer and more stable financial system for everyone.

Multifamily Real Estate as a Financial Investment

Multifamily real estate refers to properties with multiple residential units, like apartment buildings. Many people think of it as a pure real estate investment, but it's more than that.

Multifamily real estate is actually a financial investment backed by real estate. The value of a multifamily property is based on its ability to generate income, which depends on factors like rental rates, occupancy levels, and operating expenses.

Understanding the impact of interest rates like SOFR is essential for multifamily investors, as they directly affect financing costs and the property's overall profitability.

NOI, Cap Rate, and EBITDA

The performance of a multifamily investment is measured by its Net Operating Income (NOI), which is the income generated from the property minus its operating expenses.

Capitalization Rate (Cap Rate) and Earnings Before Interest, Taxes, Depreciation, and Amortization (EBITDA) are two financial metrics used to evaluate investments. Cap Rate is similar to EBITDA, as they both measure an investment's profitability.

Cap Rate is calculated by dividing the NOI by the property's value. It helps investors compare the profitability of different properties and determine the potential return on investment.

EBITDA is a measure of a company's operating performance, excluding non-operating items like interest, taxes, depreciation, and amortization. It allows investors to compare the profitability of companies across industries.

So, understanding the transition from LIBOR to SOFR is crucial for anyone involved in financial or real estate investments, including multifamily properties. Recognizing that multifamily real estate is a financial investment backed by real estate and understanding the importance of metrics like NOI, Cap Rate, and EBITDA can help investors make informed decisions and maximize their returns.

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