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Hard Profitability Merger & Acquisition Cost Reduction

Apartment Co.

#Real Estate

Practice this advanced profitability case interview question from Deloitte in the Real Estate sector. Includes detailed problem prompt, clarifying questions, structured framework, and expert recommendation. Part of ProHub's 835+ consulting case library.

ProHub Comment

This case requires candidates to quickly process complex financial data while focusing on the core profitability issue—the paradox of increased rents but decreased profitability. The interviewer strategically guides candidates from a profitability framework toward utility cost reduction, forcing analytical rigor and creative problem-solving around two competing capital investments with different payback periods and risk profiles.

Estimated Time 36 minutes
Difficulty Hard
Source NYU
39 / 100
Apartment Co is a residential real estate company that owns and operates 10 buildings throughout three different boroughs within New York. The buildings were built between 1975 and 1990 and have been under Apartment Co.’s management since that time. Apartment Co. prides itself on offering affordable, quality apartments for everyday New Yorkers. The only permanent staff in Apartment Co.’s buildings are the doormen. The company operates leasing from their central location in Manhattan, and has contracted with a maintenance service, which will be up for renegotiation soon. Over the last three years, Apartment Co has decided to invest $5M in its infrastructure with the hope of commanding higher apartment rent prices. The company has upgraded many of its apartment unit amenities, including kitchen appliances, bathroom fixtures, and flooring. These improvements have yielded high renter demand as well as increased rent prices. Recently, half of Apartment Co.’s buildings added washers and dryers in the basement; the remaining buildings have no laundry facilities. Even in light of these changes, however, management has not seen the increase in profitability it was hoping for. Apartment co has asked your team to assess ways to achieve higher long-term profitability.

Clarifying Information

  1. The company’s sole revenue source is tenant rent (other sources like vending machines and laundry machines are negligible)
  2. 50 Units per building
  3. 5 Buildings are in Manhattan, 3 in Brooklyn, and 2 in Queens
  4. All buildings under management are fully owned (e.g. no outstanding loans)
  5. The company contracts a staff of 30 to maintain the apartment complexes
  6. There have been no recent additions to their real estate portfolio
  7. Tenants are mostly young working professionals
Mock Interview
Interviewer

Apartment Co is a residential real estate company that owns and operates 10 buildings throughout three different boroughs within New York. The buildings were built between 1975 and 1990 and have been under Apartment Co.'s management since that time. Apartment Co. prides itself on offering affordable, quality apartments for everyday New Yorkers. The only permanent staff in Apartment Co.'s buildings are the doormen. The company operates leasing from their central location in Manhattan, and has contracted with a maintenance service, which will be up for renegotiation soon. Over the last three years, Apartment Co has decided to invest $5M in its infrastructure with the hope of commanding higher apartment rent prices. The company has upgraded many of its apartment unit amenities, including kitchen appliances, bathroom fixtures, and flooring. These improvements have yielded high renter demand as well as increased rent prices. Recently, half of Apartment Co.'s buildings added washers and dryers in the basement; the remaining buildings have no laundry facilities. Even in light of these changes, however, management has not seen the increase in profitability it was hoping for. Apartment co has asked your team to assess ways to achieve higher long-term profitability.

You

Thanks. Before analyzing, I'd like to clarify a few key questions...

Interviewer

Good question. Let me provide some background information...

You

Based on this, I suggest analyzing from these dimensions...

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Practice this case with AI Mock Interview

Apartment Co. invested $5M in amenities and increased rents but profitability declined. Candidates must build a profitability framework, identify that utilities (now paid by the company as of 2017) are the primary profit drain, brainstorm solutions, and evaluate two capital investments: energy-efficient lighting ($1.5M, 2-year payback) versus solar panels ($3.2M, 3-year payback).

Key Insights:

  1. Revenue increased from $17M to $20.5M (2016-2018) but total costs also increased from $9.3M to $11.6M, with occupancy costs (utilities) jumping from $1.2M to $2M—the real culprit
  2. Candidates must distinguish between short-term costs and long-term profitability gains; both investments break even within 3 years and generate significant savings over asset lifespans
  3. Solar panels generate $960K annual savings (vs. $750K for lighting) despite higher upfront cost, offering superior ROI over 20-year lifespan, but lighting offers faster payback with lower risk
  4. Strong cash position ($20.5M revenue, fully owned buildings, no debt) allows consideration of both investments simultaneously
  5. External factors like volatile energy prices, government regulation/subsidies, and tenant behavior (bulb theft) are critical risk considerations that excellent candidates should raise

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