§ 01 · Leasing Intelligence
Leasing & Demand Overview
Demand remains strongest in transit-oriented submarkets with renovated 1BR inventory outperforming city averages by 11%.
Current Occupancy
93.7%
428 units · 12 properties
Pre-Leased Units
14
Signed, not yet occupied
Leasing Velocity
4.2
Signed leases / week avg.
Avg Days Vacant
18
City avg: 24 days
Tour → Application
41%
Industry avg: 32%
Application Approval
78%
Of submitted applications
Leasing Funnel — Q1 2026428 units
Inquiries
Inquiries
312
100%
Tours Scheduled
Tours
243
78%
Tours Completed
Completed
194
62%
Applications
Applications
128
41%
Approvals
Approved
100
32%
Leases Signed
Signed
82
26%
Avg Rent Trend — Southside Chicago+3.8% YoY
$1,380 $1,310 $1,240 $1,170 Q1'25 Q2 Q3 Q4 Q1'26 Now Q1'25: $1,220 Q2: $1,232 Q3: $1,248 Q4: $1,264 Q1'26: $1,277 Now: $1,285 Kyra Portfolio City Avg
Inquiry Demand Heatmap — Day × NeighborhoodLast 90 Days
Mon
Tue
Wed
Thu
Fri
Sat
Sun
§ 02 · Resident Experience
Resident Experience Signals
Buildings with verified maintenance completion photos show 23% higher resident satisfaction scores.
Satisfaction Score
4.6★
Avg across all properties
Avg Response Time
2.4hr
Comm. response SLA
Portal Engagement
74%
Monthly active residents
Maint. Completion Rtg
4.3★
Resident-rated work orders
Renewal Intent Score
68%
Likely / very likely to renew
Escalation Resolution
14hr
Avg time to resolve
Satisfaction Trend — 12 Months
5.0 4.5 4.0 3.5 4.6★
Renewal Likelihood by Building
6342 Cottage
82%
6101 Drexel
76%
7825 Cottage
71%
1040 W 87th
64%
8712 Racine
58%
1651 E 74th
44%
Resident Sentiment FeedLive
5★
"Maintenance came within 24 hours and left the unit spotless. Best property management I've dealt with."
Unit 2A · 6342 S Cottage Grove · 2 days ago
5★
"The portal makes paying rent and submitting requests incredibly easy. Team is responsive."
Unit 14 · 6101 S Drexel · 4 days ago
4★
"Good communication overall. Wish the laundry room was updated but no major complaints."
Unit 3B · 7825 S Cottage Grove · 5 days ago
5★
"Renewed for another year. Kyra team handled everything professionally, especially the lease renewal process."
Unit 1C · 1040 W 87th St · 1 week ago
3★
"Had an issue with heat in December — took longer than expected but was resolved. Communication could improve."
Unit 2D · 8712 S Racine · 1 week ago
5★
"Before and after photos of the unit repair were sent automatically. That level of transparency is rare."
Unit 8 · 6101 S Drexel · 2 weeks ago
§ 03 · Maintenance Operations
Maintenance & Vendor Performance
HVAC-related tickets increased 14% week-over-week due to seasonal demand shifts. Proactive filter replacements scheduled for 8 units.
Open Work Orders
23
7 urgent · 16 standard
Avg Completion Time
38hr
Standard work orders
Emergency Response
41min
Avg dispatch to on-site
Repeat Issue Rate
8%
Same unit, same category
Preventative Maint.
84%
PM schedule completion
Vendor Reliability
4.4★
Avg across 12 vendors
Open Work Order Pipeline23 Open
Roof membrane leak — active drip
6342 S Cottage · Unit 3A
2 days
Urgent
No hot water — boiler pressure
1651 E 74th Pl · Unit 2C
3 days
Urgent
Rear stair railing — structural
6342 S Cottage · Common
15 days
Urgent
HVAC filter replacement — seasonal
7825 S Cottage · Units 1–8
1 day
Standard
Hallway light fixture replacement
6342 S Cottage · 2nd Flr
3 days
Standard
Dripping kitchen faucet
6342 S Cottage · Unit 1C
4 days
Standard
Annual boiler inspection
All · Scheduled Apr 11
7 days
Scheduled
Window seal replacement
6342 S Cottage · Unit 2A
Done
Completed
Repair Category Mix
HVAC
28%
Plumbing
22%
Electrical
18%
Appliance
15%
Other
17%
Vendor Leaderboard
#1
Ace Roofing & Waterproof
Roofing
4.9
#2
Southside Mechanical
HVAC
4.6
#3
Park City Electric
Electrical
4.5
#4
Chicago Pipe & Drain
Plumbing
4.2
#5
Lakeshore Appliance
Appliance
3.9
§ 04 · Market Intelligence
Hyperlocal Market Signals
Submarkets near university corridors continue to outperform citywide occupancy averages despite increased supply delivery.
Median Rent
$1,285
Southside avg · 1BR+2BR
YoY Rent Growth
+3.8%
vs city avg +2.8%
Demand Index
82/100
Neighborhood demand score
Rent-to-Income Ratio
28.4%
Median HH income basis
MF Permit Activity
142
Units permitted · 90 days
Institutional Own %
34%
Of tracked MF inventory
Submarket Comparison TableQ1 2026
Submarket Median Rent Occupancy YoY Growth Demand Idx Renewal Rate Supply Pipeline Trend
Woodlawn
 $1,310 94.2% +4.6% 88 72% 18 units
South Shore
 $1,265 92.8% +3.9% 81 68% 42 units
Auburn Gresham
 $1,195 91.1% +2.8% 74 64% 28 units
Chatham
 $1,240 93.5% +4.1% 83 70% 12 units
Roseland
 $1,080 89.4% +1.9% 66 58% 6 units
Multifamily Supply Pipeline — Units Under Permit
South Shore
42u
High
Auburn Gresham
28u
Med
Woodlawn
18u
Low
Chatham
12u
Low
Roseland
6u
Min
§ 05 · Portfolio Health
Portfolio Performance Overview
Properties with proactive preventative maintenance programs reduced emergency repair costs by 18%.
NOI Trend (Mo.)
$142K
Portfolio monthly NOI
Delinquency Rate
4.2%
$5,960 outstanding
Avg Turnover Cost
$2,840
Per unit · incl. carrying
Utility Variance
−6%
Under budget · conservation
Insurance Risk Score
B+
Carrier composite rating
CapEx Forecast (12mo)
$186K
Roof + tuckpointing primary
Monthly NOI — Last 12 Months
Range: $128K – $152K ↑ Trend: +4.2%
Budget Variance — YTD← over · under →
Insurance
+18%
Repairs & Maint.
+8%
Property Mgmt
+2%
Utilities
−6%
Admin / Legal
−4%
RE Taxes
−2%
Delinquency Aging Buckets$5,960 Total
$1,200
1–5 Days
$2,310
6–15 Days
$1,450
16–30 Days
$1,000
30+ Days
Building Health Indicators
6342 S Cottage Grove
88
RoofBoiler ✓
6101 S Drexel Ave
84
All Systems ✓
7825 S Cottage Grove
72
HVAC Watch
1040 W 87th St
66
1930 BldgPlumbing
1651 E 74th Pl
70
Water Heater
8712 S Racine Ave
80
Renovated 2024
§ 06 · Operational Transparency
Verified Operational Activity
Every action, timestamped and verified. Proof-based operations — not just promises.
Actions Logged Today
47
Across all properties
Verified with Media
82%
Before/after documentation
Lease Executions
100%
Digital signature rate
Vendor Check-Ins
96%
GPS-verified on-site
Live Activity Feed
Live · updating
§ 07 · Neighborhood Intelligence
Explore Submarkets
Woodlawn
Chicago, IL · 60637
$1,310
Avg Rent
94.2%
Occupancy
72%
Renewal Rate
4.6★
Satisfaction
High DemandNear U of C · Obama Ctr
South Shore
Chicago, IL · 60649
$1,265
Avg Rent
92.8%
Occupancy
68%
Renewal Rate
4.4★
Satisfaction
High DemandLakefront access
Chatham
Chicago, IL · 60619
$1,240
Avg Rent
93.5%
Occupancy
70%
Renewal Rate
4.3★
Satisfaction
High DemandTransit-oriented
Auburn Gresham
Chicago, IL · 60620
$1,195
Avg Rent
91.1%
Occupancy
64%
Renewal Rate
4.2★
Satisfaction
ModerateValue corridor
Roseland
Chicago, IL · 60628
$1,080
Avg Rent
89.4%
Occupancy
58%
Renewal Rate
Low
Maint. Load
DevelopingUpside potential
Englewood
Chicago, IL · 60621
$1,120
Avg Rent
90.2%
Occupancy
61%
Renewal Rate
3.9★
Satisfaction
WatchReinvestment zone
§ 08 · AI-Powered Insights
Kyra Intelligence Engine
Real-time pattern recognition across your portfolio — proactive recommendations, not reactive reports.
↑ Opportunity
Renewal probability increased 12% after lobby modernization at 6101 S Drexel. Residents in updated buildings renew at 76% vs 61% in unimproved stock. Recommend scheduling common area upgrades at 7825 S Cottage Grove.
Projected impact: +$18,200/yr in retained revenue · 3 units at risk
Resident RetentionCapEx ROI
→ Recommendation
Vendor response times in Woodlawn and Chatham submkts outperform market averages by 22%. Ace Roofing and Southside Mechanical are 2.3× faster than comp vendors. Prioritize contract renewals before Q3.
Avg resolution: 38 hrs vs 61 hrs market baseline
Vendor PerformanceContract Mgmt
⚠ Risk Signal
Properties with slower maintenance closeout rates show elevated turnover risk within 60–90 days. 1651 E 74th Pl has 3 work orders open 7+ days. Predicted turnover risk: elevated for units 2B, 2C, 3A.
Turnover cost exposure: $8,520 · 3 units @ $2,840 avg
Maintenance CorrelationTurnover Prediction
→ Rent Adjustment
Recommended rent increase of +4.6% for renovated 1BR units in Woodlawn corridor at next lease renewal. Comparable units at 6318 S Cottage and 6400 S Kimbark are renting at $1,475 vs your current in-place $1,350.
Revenue upside: +$1,500/mo on 12 qualifying units
Rent OptimizationMarket Comps
◈ Insight
HVAC work orders spike 14% WoW entering heating season (Oct–Nov). Preventative filter replacement across portfolio in September reduced emergency HVAC calls by 31% last year. Schedule now to protect Q4 satisfaction scores.
Preventative cost: $1,840 · vs avg emergency: $4,200
Seasonal PatternPreventative Mgmt
↑ Opportunity
Delinquency rate trending down 3 consecutive months. Payment plan proactive outreach at day 3 (vs day 7) correlated with 44% higher cure rate across Chicago Southside portfolio. Recommend shifting reminder cadence.
Collections impact: ~$2,100/mo based on current volume
Delinquency PreventionCollections Ops
Kyra Chicago · Southside Market
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in Real Time
Kyra combines local operational expertise with institutional-grade intelligence to help multifamily properties run smarter, faster, and more transparently across every submarket we serve.
Explore Market Dashboard View Available Properties Contact Local Operations Team
428
Units Managed
12
Properties
5
Submarkets
4.6★
Avg Satisfaction
93.7%
Occupancy Rate