Case study
How Cascade Property Group found $72,388 in hidden turnover costs
A 187-unit portfolio in Portland, OR discovers the true cost of tenant turnover — and uses retention ROI to protect nearly $8,968 in annual savings.
187 unitsPortland, OROwner-operator
Portfolio at a glance
Units managed
187
Across 4 properties
Annual turnover cost
$72,388
Last 12 months
Avg cost per turnover
$4,022
18 events total
Avg vacancy days
38
Industry avg: 30
Cost breakdown by property
Riverside Commons
High turnover62 units · Garden-style · $1,425 avg rent
Turnovers
8
Turnover rate
12.9%
Total cost
$29,158
Morrison Street Homes
High cost/event31 units · Single family · $2,100 avg rent
Turnovers
2
Avg cost
$6,887
Total cost
$13,774
Cascade Flats
48 units · Mid-rise · $1,650 avg rent
Turnovers
5
Avg cost
$3,988
Total cost
$19,939
Burnside Lofts
Lowest rate46 units · Urban loft · $1,875 avg rent
Turnovers
3
Turnover rate
6.5%
Total cost
$11,517
Riverside Commons is turning at nearly double the rate of Burnside Lofts (12.9% vs 6.5%). At the portfolio's average cost of $4,022 per event, closing that gap by just 3 percentage points would save approximately $7,500 per year from that property alone.
Retention pipeline — leases expiring in 90 days
| Tenant | Tenure | Expiry | Est. turnover cost | Recommended offer | Net savings |
|---|---|---|---|---|---|
David Whitmore Morrison St · 2934 | 6 years | Jun 30 | $6,887 | $340/mo off | $2,807 |
Maria Chen Cascade Flats · 308 | 4 years | May 31 | $4,022 | $200/mo off | $1,622 |
Sofia Reyes Burnside Lofts · 112 | 18 months | May 15 | $3,849 | $190/mo off | $1,569 |
James & Priya Okafor Riverside Commons · 11B | 2.5 years | Jun 15 | $3,645 | $180/mo off | $1,485 |
Tom & Linda Ashford Riverside Commons · 28D | 8 years | Jul 1 | $3,645 | $180/mo off | $1,485 |
Leases expiring in 90 days
5
Total exposure if all leave
$22,048
Savings if all retained
$8,968
Recommended total outlay
$13,080
I knew turnover was expensive. I didn't know it was $72,000 a year. And I definitely didn't know that offering David Whitmore $340 off was still a $2,800 win for me. That's not a gut call anymore — that's just math.
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