Investment Terms

Your adjusted basis is essentially your tax foundation for a property. It starts with what you paid for the property, then factors in the cost of capital improvements—things like new roofs, HVAC systems, or major renovations. From there, it subtracts any depreciation you've claimed over the years. This number is critical when you sell, because it determines how much of the profit the IRS considers taxable capital gains. Investors doing 1031 exchanges rely on adjusted basis calculations to defer taxes properly. If you don't know your basis, you can't plan your exit strategy well. It's one of the first things your CPA or Qualified Intermediary will ask about.

Annual expenses are the total costs to operate a rental property each year. This includes everything from property taxes and insurance to repairs, maintenance, HOA fees, and property management. These costs directly affect Net Operating Income (NOI) and overall cash flow. They're especially important when comparing investment properties—two homes with similar rents might have vastly different expense profiles. Professional investors budget for rising costs, using tools like expense inflation rates to model future performance. Meridian Pacific Properties provides transparent pro forma estimates so investors can understand expected annual expenses before buying.

An appraisal is a professional estimate of what a property is worth, usually required by a lender before issuing a loan. It's based on recent sales of similar properties (comps), plus market conditions and the home's features and condition. If the appraisal comes in lower than the contract price, the buyer might have to renegotiate or bring more cash to close. For investors, appraisals help validate that the property isn't overvalued and that the deal makes financial sense. It's a critical part of due diligence, especially for financed purchases.

The increase in a property's value over time, driven by market demand, location, and other factors. Investors benefit from appreciation upon resale or through refinancing.

In a 1031 exchange, any cash or non-like-kind property received that does not qualify for tax deferral. Boot is taxable.

Homes constructed specifically for long-term rental purposes rather than for owner-occupants. Meridian's inventory consists of BTR single-family homes.

A measure of investment performance calculated as Net Operating Income (NOI) divided by the purchase price. Used to compare property returns.

This is the tax you owe on the profit when you sell a property for more than your adjusted basis. For most long-term real estate investors, capital gains are taxed at favorable rates—typically 15% or 20%, depending on income. But this tax can still take a significant bite out of your profits. That's why many investors use a 1031 exchange to defer capital gains and reinvest the full proceeds into a new property. It's not a loophole—it's a strategy built into the tax code to encourage reinvestment and economic growth.

A percentage that indicates the expected rate of return on a property, calculated as Net Operating Income divided by the purchase price. Used to compare investment properties.

Cash flow is your monthly profit from a rental property—what's left after you've paid for everything: mortgage, taxes, insurance, maintenance, management, and more. It's the money you keep. Strong cash flow means your property is supporting itself and building your income at the same time. In cash flow–oriented markets like Memphis, investors often prioritize income over appreciation. Unlike home value, which goes up and down, cash flow is predictable and steady—and it's what allows many real estate investors to become financially independent. Meridian's properties are designed to produce immediate, reliable cash flow from day one.

A performance metric showing annual pre-tax cash flow divided by the total cash invested. Useful for comparing leveraged properties.

Closing costs are the one-time fees and charges due at the end of a real estate transaction, usually paid at escrow. They include lender fees, title insurance, escrow services, appraisal fees, and prepaid property taxes or insurance. For investors, especially those using financing or completing a 1031 exchange, these costs affect your total cash invested and can impact short-term returns like cash-on-cash ROI. At Meridian, we walk buyers through a detailed breakdown of expected closing costs before they commit. These fees typically range from 2% to 5% of the purchase price and should always be factored into your investment analysis.

Closing costs are the one-time fees and charges due at the end of a real estate transaction, usually paid at escrow. They include lender fees, title insurance, escrow services, appraisal fees, and prepaid property taxes or insurance. For investors, especially those using financing or completing a 1031 exchange, these costs affect your total cash invested and can impact short-term returns like cash-on-cash ROI. At Meridian, we walk buyers through a detailed breakdown of expected closing costs before they commit. These fees typically range from 2% to 5% of the purchase price and should always be factored into your investment analysis.

A Comparative Market Analysis, or CMA, is a tool that real estate professionals use to estimate the fair market value of a property. It's based on recent sales of similar properties in the same area—also known as "comps." While not as formal as an appraisal, a CMA gives investors a quick and reliable way to determine whether a property is priced appropriately. For Meridian investors, it helps validate a deal before purchase and ensures you're not overpaying, especially in competitive or unfamiliar markets. A good CMA should factor in square footage, age, location, and upgrades to give an apples-to-apples comparison.

A conventional loan is a mortgage not insured by the government (like FHA or VA loans). It's one of the most common types of financing for investment properties, offering competitive rates and flexible terms for qualified buyers. To qualify, you'll generally need a solid credit score, proof of income, and a down payment—often 20–25% for investment properties. For Meridian Pacific Properties buyers, conventional loans are often the most straightforward way to finance a turnkey rental. These loans work well with our properties because they appraise easily and are already leased, making underwriting smoother for lenders.

A county is the local jurisdiction in which a property is located, and it plays a big role in how real estate investments are taxed, regulated, and valued. Each county sets its own property tax rates and oversees things like building codes, zoning, and assessment practices. As a real estate investor, understanding the county matters because it affects everything from your property tax bill to the speed of permitting and legal processes. Meridian Pacific Properties focuses on select counties within the Memphis metro area—like DeSoto County in Mississippi—because of their investor-friendly policies, strong rental demand, and favorable tax structures.

A DST is a legal entity that allows multiple investors to co-own fractional interests in institutional-grade real estate. It's often used in 1031 exchanges when investors want a hands-off, passive alternative to buying and managing a property themselves. With a DST, you don't have to deal with tenants, toilets, or turnovers—you're buying into a stabilized portfolio managed by professionals. For seasoned investors looking to diversify or retire from active landlording, a DST can be a strategic solution. It's also useful when the timeline of a 1031 exchange is tight, and identifying a whole property isn't feasible.

A tax deduction allowing investors to recover the cost of a property over time, even as the property may increase in value.

Depreciation recapture is a tax you may owe when you sell a property that you've been depreciating over time. The IRS lets you reduce your taxable income each year by depreciating rental property, but when you sell, they want some of that tax savings back. The recapture rate is typically 25% and applies to the portion of your gain tied to depreciation. It's often overlooked, but it can hit hard if you're not prepared. The good news: a 1031 exchange can defer depreciation recapture, allowing you to roll the full proceeds into a new property without triggering this tax.

A down payment is the upfront cash you put toward purchasing a property. For investment properties, this is typically 20%–25% of the purchase price, though it can vary based on the lender and your credit profile. The down payment affects how much you borrow, your monthly mortgage payment, and your overall return. A larger down payment usually means better loan terms and less risk—but it also ties up more capital. Meridian helps investors analyze the right down payment strategy based on their goals, risk tolerance, and how they want to use leverage in their portfolio.

Dwelling coverage is the part of your landlord insurance policy that protects the physical structure of the property—walls, roof, foundation, and attached features like garages. It's what pays to repair or rebuild the property in case of fire, storms, vandalism, or other covered events. Having the right level of dwelling coverage is critical, especially if you're investing remotely or relying on professional property management. At Meridian, we recommend working with an investor-friendly insurance agency that understands new construction rentals and can help you match coverage levels to rebuild costs.

The value of ownership interest in a property, calculated as market value minus any debt owed. Equity increases through appreciation and mortgage paydown.

A neutral third party that holds funds and documents during a real estate transaction until all contractual conditions are met. Escrow ensures both buyer and seller obligations are fulfilled.

Estimated monthly rent is the projected amount a rental property can generate in income each month. It's based on current market conditions, comparable rental listings, and property features such as location, size, and amenities. For real estate investors, this figure is a key input in calculating cash flow, cap rate, and return on investment. At Meridian Pacific Properties, we provide conservative, data-backed rent estimates for each home so investors have a realistic expectation of income. This number helps you determine whether a property will meet your financial goals before you buy—and it's especially critical in evaluating 1031 exchange replacement properties.

The expense inflation rate is a projection of how much your property's operating costs are likely to increase over time—usually expressed as a percentage per year. This includes things like property taxes, insurance premiums, and maintenance costs. It's a useful assumption in long-term investment models because it helps forecast future cash flow and net operating income. At Meridian, we include a conservative inflation rate in our pro forma projections so you can plan for rising costs and protect your ROI. Ignoring inflation may lead to overly optimistic returns and missed financial targets.

A fixed-rate mortgage is a home loan where the interest rate stays the same for the entire life of the loan—usually 15, 20, or 30 years. This consistency gives investors predictability: your monthly principal and interest payments won't change, even if market rates go up. For cash flow–focused investors, especially those holding properties long term, a fixed-rate loan removes a lot of financial uncertainty. Meridian buyers often use fixed-rate loans to lock in stable returns and hedge against inflation. It's one of the most reliable financing options in real estate.

A floor plan is a drawing that shows the layout of a home—where the rooms, doors, walls, and windows are located. For investors, it offers insight into how a property will function for tenants. An efficient floor plan with open living spaces, good bedroom separation, and plenty of storage can help attract and retain quality renters. Meridian includes a detailed floor plan with every listing so you can assess a home’s livability and tenant appeal before buying. A well-designed layout often leads to better leasing performance and fewer vacancies.

GRM is a simple calculation that compares a property's price to its gross rental income. You calculate it by dividing the purchase price by the annual rent: Price ÷ Gross Rent = GRM. Investors use it as a quick screening tool—lower GRMs often mean higher income potential. But keep in mind, GRM doesn't account for expenses like taxes or insurance, so it's best used for comparing multiple deals, not final decisions. At Meridian, we help investors interpret GRM alongside deeper metrics like cash flow and cap rate to get the full picture.

HOA fees—short for Homeowners Association fees—are recurring dues that property owners pay when their property is part of a managed community. These fees help maintain common areas, cover amenities, enforce community rules, and fund neighborhood upkeep. For real estate investors, HOA fees directly impact cash flow, and they vary widely based on the services offered. It’s important to evaluate what the fees cover (e.g., landscaping, security, insurance) and whether they limit rental activity. At Meridian, we include HOA details upfront so investors can make apples-to-apples comparisons and understand how fees might affect net returns.

A property inspection is a professional evaluation of a home's physical condition, typically performed before closing. Inspectors assess the roof, structure, plumbing, electrical, HVAC systems, and more to identify potential issues or needed repairs. For investors, inspections are a critical part of due diligence—they help you avoid surprise costs and negotiate repairs or credits before finalizing a deal. Meridian's new-construction homes undergo multiple quality checks before sale, but buyers are always encouraged to do their own third-party inspection for peace of mind.

IRR is a metric that shows the total annual return an investment is expected to generate over time, factoring in both cash flow and appreciation. It's expressed as a percentage and used to compare different investments with varying timelines and income patterns. The higher the IRR, the more attractive the investment—at least on paper. IRR is especially useful in 1031 exchange planning or portfolio strategy where timing matters. At Meridian, we use IRR in detailed models to help investors understand how a property's projected performance aligns with their long-term goals.

Lease-up is the process of finding and placing a tenant in a newly constructed or recently vacated rental property. For investors, this phase directly affects your timeline to generate income. The faster a property is leased, the sooner you see cash flow. Lease-up also involves setting rental rates, marketing the property, and screening tenants. At Meridian, our in-house property management team begins pre-leasing efforts before construction finishes to minimize vacancy and deliver immediate returns. For 1031 buyers, this helps ensure a smooth transition into income-producing ownership.

Liability coverage is part of your landlord insurance policy that protects you if someone is injured on your property or if you're found legally responsible for property damage. It can cover legal fees, medical expenses, and settlements—making it a must-have for real estate investors. Even if you don't live in the home, you can still be held liable for unsafe conditions. Meridian recommends all investors carry adequate liability insurance, especially when owning multiple properties or investing from out of state. It's an essential layer of financial protection.

A requirement in 1031 exchanges. The replacement property must be similar in nature (not type) to the relinquished one. In real estate, this includes almost any income-producing or investment property.

A mortgage term expressing the loan amount as a percentage of the property's value. Lower LTV often results in better loan terms.

Loss of Rent Insurance, sometimes called Rental Income Protection, covers your lost rental income if your property becomes uninhabitable due to a covered event like a fire or severe storm. While your dwelling coverage repairs the physical damage, this coverage ensures your cash flow isn't interrupted during the vacancy. For investors relying on predictable income, especially in turnkey or leveraged properties, it provides valuable financial protection. Meridian encourages buyers to work with experienced insurance agents who understand investment property needs and can include loss of rent coverage in policies tailored to rental portfolios.

Lot size refers to the total area of land that comes with a property, usually measured in square feet or acres. Larger lots may offer more privacy, room for outdoor amenities, or future expansion—but they can also mean higher property taxes and maintenance. For real estate investors, lot size can affect rentability and resale value depending on the market. Meridian includes lot size in every listing so buyers understand the full scope of what they’re purchasing. In suburban Memphis, many of our homes sit on generous lots that appeal to long-term renters and families.

The maintenance rate is an estimated percentage of a property's value or income set aside each year for repairs and upkeep. It's a planning tool investors use to project long-term expenses like HVAC repairs, roof maintenance, or appliance replacement. A common rule of thumb is 1% of the property's value annually, though this can vary depending on age, size, and location. Meridian uses a realistic maintenance rate in our pro forma to help buyers plan for the true cost of ownership—especially helpful for out-of-state investors who want predictable cash flow.

Market appreciation refers to the natural increase in a property's value over time due to supply and demand, economic growth, and area improvements. It's one of the two main sources of return in real estate (the other being cash flow). Appreciation is often stronger in growing metros and desirable suburbs, like those surrounding Memphis. While it's less predictable than cash flow, appreciation can significantly boost long-term returns. Meridian helps investors choose markets with a strong appreciation outlook and stable fundamentals, so their portfolio grows in both equity and income.

Your monthly mortgage payment is what you owe each month to your lender. It typically includes principal, interest, property taxes, and insurance—sometimes called PITI. For investors, this payment is one of the most important numbers in the cash flow equation. Keeping it predictable with a fixed-rate loan helps stabilize returns. Meridian guides buyers through mortgage options and helps estimate monthly payments so they can evaluate affordability and project income accurately before making a purchase decision.

A loan used to purchase real estate, typically repaid over 15 to 30 years with interest.

A multifamily property is a residential building with more than one housing unit—such as a duplex, triplex, or apartment complex. These properties allow investors to generate income from multiple tenants under one roof. While they offer scale and efficiency, they also come with more complexity and management needs. Meridian specializes in single-family rental (SFR) properties because they're simpler to finance, easier to lease, and often attract longer-term tenants. However, multifamily assets can be a great fit for experienced investors seeking higher density portfolios.

A Named Perils Policy is a type of insurance that only covers losses from specific events listed in the policy—like fire, theft, or vandalism. If damage occurs from something not listed, it won't be covered. While it often costs less than a broader "all-risk" policy, it can leave gaps if not carefully reviewed. Real estate investors must weigh the lower premium against potential out-of-pocket risks. Meridian encourages working with knowledgeable insurance professionals who understand rental property coverage and can help decide whether a Named Perils Policy fits your risk tolerance and financial goals.

NOI is a measure of how profitable a rental property is before you factor in mortgage payments or taxes. It's calculated by subtracting all operating expenses (like property management, insurance, maintenance, and taxes) from gross rental income. Investors use NOI to evaluate the performance of a property and to calculate other key metrics like cap rate and debt coverage ratio. At Meridian, we use projected NOI in every pro forma to help buyers understand how each property performs without financing variables clouding the picture. It's essential for comparing deals on an apples-to-apples basis.

Occupancy rate refers to the percentage of time a property is rented versus vacant. A 100% occupancy rate means the property is continuously generating rental income. For investors, it's a key performance metric that impacts cash flow and overall returns. Markets with high occupancy rates—like the Memphis suburbs—offer more stability and lower vacancy risk. Meridian maintains strong leasing practices and high tenant retention to keep occupancy rates high, helping our clients achieve steady and predictable returns.

OER compares a property's operating expenses to its gross income. It's calculated by dividing total operating expenses by gross rental income. A lower OER usually indicates better efficiency and higher profitability. For investors, this metric helps evaluate how well a property is managed and whether it's cost-effective to operate. Meridian includes OER in our financial analysis to help buyers compare properties with clarity. While there's no perfect benchmark, OERs between 30% and 50% are typical for well-managed rentals.

A Parcel or Lot Number is a unique identifier assigned by the county to track a specific piece of real estate. It’s used for property records, tax assessments, legal descriptions, and zoning. For investors, this number is important for due diligence and ensures you're looking at the exact location and legal boundaries of the property you're purchasing. Meridian includes parcel and lot numbers in our listings so buyers can confirm location, verify permits, and complete title research with confidence.

Passive income is money earned with minimal day-to-day involvement. In real estate, it typically comes from rental income generated by investment properties. For many investors, building passive income is the primary goal—consistent monthly earnings that require little hands-on effort. With Meridian's turnkey model, investors can generate passive income from professionally managed, fully leased properties without becoming full-time landlords. This income stream can supplement retirement, offset other taxes, and build long-term wealth.

Principal refers to the original amount of money you borrow when taking out a mortgage—or the remaining balance on that loan, not including interest. Each mortgage payment you make is split between principal and interest. Paying down the principal builds equity in your property over time. For real estate investors, understanding how principal paydown contributes to long-term wealth is key. While your cash flow provides immediate income, every principal payment quietly increases your net worth. At Meridian, we help investors track both cash flow and equity growth so they can see the full return on their investment.

The property appreciation rate is the percentage increase in a property's value over a specific period, usually measured annually. It's driven by local market demand, job growth, supply constraints, and broader economic conditions. For real estate investors, appreciation adds to long-term returns and helps grow overall net worth. While less predictable than cash flow, strong appreciation can significantly boost equity. Meridian tracks market appreciation trends in our target markets—like the Memphis suburbs—so our investors can benefit from both income and value growth.

Property management refers to the day-to-day operations required to maintain a rental property and keep it producing income. This includes marketing, leasing, rent collection, tenant communication, maintenance coordination, and financial reporting. For remote or busy investors, hiring a professional management team is essential. Meridian provides full-service property management for all of our turnkey homes—so you can invest with confidence, knowing your property is being cared for by a dedicated team. Great property management helps minimize vacancies, protect your asset, and deliver reliable returns.

The property management rate is the percentage of monthly rent paid to a property management company in exchange for their services. This fee typically ranges from 8% to 10%, depending on location and services provided. It's a key line item in calculating your property's monthly cash flow. While it's an expense, it also buys you peace of mind and time freedom—especially if you're investing out of state. Meridian includes this rate in all pro forma projections so buyers can accurately evaluate net income from day one.

Property tax is a recurring expense assessed by local governments based on the assessed value of your property. It funds public services like schools, roads, and emergency services. For real estate investors, property taxes directly impact cash flow and should be carefully evaluated across markets. Meridian focuses on areas like suburban Memphis with comparatively low property tax rates—helping our clients preserve more of their rental income. Understanding how tax rates differ by county is crucial when comparing investment opportunities.

A Qualified Intermediary (QI) is a required third-party facilitator in a 1031 exchange. They hold the proceeds from the sale of your relinquished property and help ensure the transaction follows all IRS guidelines for tax deferral. You can't touch the money directly—otherwise you'll trigger capital gains taxes. The QI prepares documentation, tracks timelines, and helps identify replacement properties. While Meridian isn't a QI, we work closely with top-tier intermediaries and guide our investors through the full exchange process, making it as smooth and strategic as possible.

A REIT is a company that owns, operates, or finances income-producing real estate across a range of sectors, including residential, commercial, and industrial properties. Investors can buy shares of a REIT just like a stock, making it a more liquid, hands-off way to invest in real estate. REITs are required to pay out at least 90% of their taxable income to shareholders as dividends. While they offer diversification and accessibility, they don't provide the same level of control or tax advantages as direct ownership. At Meridian, we help investors who prefer owning tangible assets like single-family homes that offer both passive income and long-term appreciation—with full tax benefits and 1031 exchange eligibility.

The rent appreciation rate is the annual percentage increase in rental income a property can generate. It reflects how much rent is expected to grow year over year based on market demand, local wages, and housing supply. For investors, this rate helps forecast long-term cash flow and return on investment. Even a modest 2–3% annual increase can significantly boost income over time. Meridian factors rent appreciation into our projections so buyers can plan for rising revenue alongside expenses. In strong rental markets like the Memphis suburbs, consistent rent growth is a key advantage of buy-and-hold investing.

A rent roll is a document that lists all rental units in a property or portfolio, along with each unit's rent amount, lease terms, tenant names, and occupancy status. It gives investors a snapshot of current income and lease maturity dates. For multifamily or portfolio investors, a rent roll is an essential due diligence tool. It verifies actual income versus projected rents. While Meridian's single-family homes are typically leased to one tenant per property, we still provide full rent documentation to confirm expected income and simplify financing and underwriting.

Replacement cost coverage is a type of property insurance that pays to repair or rebuild a home using similar materials at current market prices, without deducting for depreciation. For real estate investors, this ensures you won't be underpaid if your rental suffers major damage. It's especially important for new-construction homes, where building costs can rise quickly. Meridian recommends working with insurance agents who understand investment properties and can help you secure appropriate replacement cost coverage to fully protect your asset and cash flow.

A 1031 exchange variation where the replacement property is acquired before the original property is sold. Requires careful planning.

The sales cost rate is an estimated percentage of your property's future sale price that will go toward selling expenses—like agent commissions, title fees, closing costs, and repairs. Investors often use a 6%–8% sales cost rate when calculating net proceeds or building long-term financial models. It's a crucial variable when projecting profits or planning a 1031 exchange. At Meridian, we include this rate in our investment calculators so clients can estimate their total return—including what they'll keep after selling and reinvesting.

Schedule E is a section of your federal tax return (Form 1040) used to report income and expenses from rental real estate. This is where you'll list your rental income, mortgage interest, property taxes, repairs, insurance, and other operating expenses. For real estate investors, it's the foundation of how your rental activity is taxed—and a key tool for optimizing deductions and maximizing after-tax returns. At Meridian, we encourage investors to work with CPAs who are well-versed in Schedule E reporting so they can fully leverage the tax advantages of real estate investing.

An SFR is a standalone residential property—typically a house—rented to a single tenant or family. Compared to multifamily units, SFRs tend to attract longer-term tenants, often with lower turnover and maintenance demands. For investors, they offer a simpler ownership experience and easier financing options. Meridian Pacific Properties specializes in new-construction SFRs that are fully managed and leased, making them ideal for passive income and 1031 exchange strategies. These properties combine long-term appreciation potential with consistent cash flow—backed by professional property management.

A subdivision is a planned residential development where land is divided into individual lots—each containing a home. Subdivisions often come with uniform architectural styles, shared amenities, and an HOA to manage upkeep and community standards. For investors, homes in well-located subdivisions can be especially appealing to renters looking for quality schools, new infrastructure, and neighborhood feel. Meridian builds in carefully selected subdivisions across the Memphis metro where demand is high and growth is steady—enhancing long-term tenant retention and appreciation potential.

Title refers to your legal ownership rights to a property. It includes the right to use, sell, lease, or transfer the property. When you buy a rental property, the title is transferred from the seller to you, and that transaction is recorded with the county. Title searches and title insurance help ensure there are no liens, ownership disputes, or legal issues tied to the property. Meridian works with experienced title companies to ensure every closing is clean and secure—especially important for out-of-state investors looking for a smooth, reliable transaction.

Total Cash Investment is the actual amount of money you put into a real estate deal. This includes your down payment, closing costs, loan fees, initial repairs (if any), and reserves for things like property taxes or maintenance. It's the number investors use to calculate cash-on-cash return—a key metric for evaluating how efficiently your money is working. Meridian breaks down total cash investment clearly on each pro forma so buyers know exactly what they're committing upfront. Especially in 1031 exchanges, knowing your true cash investment helps you match replacement properties accurately and plan for the next phase of portfolio growth.

Vacancy rate is the percentage of time a rental property sits empty and not generating income. It's a key indicator of both property performance and market strength. A lower vacancy rate means more consistent rental income and better cash flow. Smart investors look for markets—and management teams—that keep vacancy rates low. At Meridian, we pre-lease homes during construction and have a proactive tenant retention strategy, helping our clients enjoy steady occupancy. Keeping vacancy low is one of the simplest ways to boost returns and protect your investment.