Sustainable income
Separate advertised NOI from the income that may remain after vacancy, expenses and reserves.
RISK REVIEW · YEARS 1–5
Does this property really
work over five years?
An asset can look strong today and lose momentum when vacancy changes, expenses rise, a lease expires or the next buyer requires a higher return. ECOS turns those changes into a clear review before you decide.
Preliminary educational assessment. Results depend on the information entered and must be validated with documents and qualified professionals.
YOUR ECOS REVIEW
Five factors.
One clearer decision.
The score does not label a property “good” or “bad.” It shows the strength of the available information, where risk remains and what you should validate or negotiate before moving forward.
Lease risk
Review expirations, concentration, guarantees and the potential cost of replacing a tenant.
Expense pressure
Compare contractual rent growth with taxes, insurance and maintenance.
Margin of safety
See how the result changes when vacancy rises or growth slows.
Probable exit
Estimate year-five value with sustainable NOI and a conservative exit cap rate.
THREE WAYS TO LOOK GOOD NOW AND FAIL LATER
The risk changes with the story of the asset.
Good cap rate, lease nearing expiration
Current rent looks attractive, but the principal tenant expires in 18 months. ECOS shows rollover exposure, time without income and the capital required to re-lease the space.
Stable income, expenses growing faster
The lease includes increases, but insurance, taxes and maintenance are rising faster. ECOS shows whether NOI strengthens or compresses each year.
Strong operation, overly optimistic exit
The asset performs well, but future value depends on selling at a lower cap rate. ECOS tests a conservative exit to reveal the true margin of safety.
HOW TO INTERPRET THE RESULT
The score tells you what to do next.
Strong position
Continue to due diligence and confirm that the documents support the assumptions.
Validate or negotiate
Review the weaker factors before setting price, terms or financing.
Elevated risk
Do not proceed until you correct, renegotiate or rebuild the scenario with reliable information.
FREE FIVE-YEAR MAP
What to review each year and how it is calculated.
Complete the form to unlock a document with formulas, questions and warning signs. You can then download it and schedule a conversation with Maribel.
THE ADVISOR BEHIND THE ECOS MODEL
Analysis with judgment.
Guidance with strategy.
I am Maribel Luque, a commercial and residential Realtor® in Florida. I created ECOS to help buyers and investors evaluate income, risk, operations and exit strategy before committing capital.
The platform organizes a preliminary assessment. When an opportunity deserves to move forward, I help you validate documents, compare scenarios and turn the numbers into a clear real estate decision.
Choose my analysis →ANALYSIS FIRST. PROPERTIES SECOND.
You do not need to guess what could happen. You need to test it.
Start my five-year assessment →Maribel Luque · Commercial & Residential Realtor® · Orlando
+1 (407) 791-8340 · maribelluquerealty@gmail.com