Cap rate, GRM, and rental income metrics front and center — Fair Housing compliant investment listing descriptions
Investment property listings require fundamentally different copy than owner-occupant listings. Investor buyers evaluate properties on cap rate, gross rent multiplier (GRM), cash-on-cash return, and rental income potential — not lifestyle features. MLS listings for investment properties must comply with the federal Fair Housing Act (42 U.S.C. § 3604) even when targeting investor buyers, meaning descriptions cannot indicate a preference for or against buyers based on familial status, disability, or other protected classes. BuildMyListing generates an MLS listing description with a Fair Housing term check and AI review; lead it with your investor metrics when you finalize the copy.
Pricing: $33 per listing — staged and enhanced photos, every altered image labelled and paired with its original, disclosure page + QR, one ZIP in MLS order. No subscription.
Time Required: 15 minutes per investment property listing
Investment properties marketed to investor buyers need descriptions that lead with financial performance — cap rate, gross rent multiplier, current rent rolls, and potential NOI. Applying a standard residential listing template to an investment property buries the metrics investors need to decide whether to investigate further. At the same time, investment listing copy must still comply with the Fair Housing Act.
BuildMyListing generates an MLS listing description, headlines, and social captions with a Fair Housing term check and AI review — add investor decision metrics and current and market rent context yourself before MLS submission and investor outreach.
BuildMyListing's investment property template leads with the metrics investor buyers evaluate: number of units, current gross rents, market rent potential, estimated cap rate or GRM (from agent-provided inputs), property condition, and renovation scope if applicable. Financial metrics appear in the first paragraph — not buried in the description.
Benefit: Investment-framed copy that answers investor questions in the first paragraph
Generate listing copy that accurately represents current rent rolls, vacancy status, lease terms, and any rental upside based on agent-provided inputs. Copy avoids speculative income claims not supported by actual leases or verifiable market comps. Agents are responsible for the accuracy of all income figures provided.
Benefit: Rental income representation grounded in agent-provided actual data
The Fair Housing Act (42 U.S.C. § 3604) applies to investment property listings on the MLS. Copy cannot indicate a preference for or against buyers or tenants based on race, color, national origin, religion, sex, familial status, or disability — even when the property is being sold as an investment. BuildMyListing's Fair Housing scan applies to investment listing copy.
Benefit: Fair Housing compliance review for investment property MLS listings
Investment templates cover the full range of residential and small commercial investment property types: single-family rentals, duplexes and triplexes, 4-unit to 20-unit multi-family buildings, and mixed-use properties with ground-floor commercial and upper-floor residential. Each template type leads with the metrics most relevant to that investment category.
Benefit: Investment templates for SFR, duplex, small multi-family, and mixed-use
Professional photo enhancement (brightness, white balance, color correction) for investment property photos — including occupied unit interiors, exterior building shots, and common area photography. Virtual staging for vacant units to show rental potential. All alterations documented.
Benefit: Professional investment property photos and vacant unit staging
Input property type (SFR rental, duplex, triplex, 4-plex, multi-family), address, number of units, current gross rents (total and per unit), estimated market rents, occupancy status, year built, property condition, and any recent capital improvements. Upload exterior and unit interior photos.
BuildMyListing writes the MLS description, enhances every photo, virtually stages empty rooms such as vacant units, and runs a Fair Housing term check and AI review on the copy; add your financial metrics to the lead paragraph yourself.
Download the complete investment listing package — investment-framed MLS description, enhanced exterior and unit photos, vacant unit staging if applicable, and compliance scan report. Submit to MLS and include financial details in non-public agent remarks.
Scenario: Agent listing a 2-unit duplex in a Chicago neighborhood. Owner-occupied 3-bed/2-bath upper unit, tenant-occupied 2-bed/1-bath lower unit at $1,400/month. Market rent for lower unit: $1,600/month.
Process: Write investment-framed description leading with the duplex structure and current/market rent differential. Include MRED MLS metrics for multi-unit properties. Run Fair Housing compliance scan — no language discouraging families from purchasing.
Compliance: Fair Housing Act compliance scan — familial status and disability protections apply. Current rent accurately represented from agent-provided data.
Scenario: Agent listing an 8-unit apartment building. 75% occupied at below-market rents. GRM 12 at current rents, GRM 10 at market rents. Requires exterior rehab.
Process: Write investment description leading with unit count, current occupancy, below-market rents, and value-add potential. Note exterior rehab scope from agent input. Run Fair Housing compliance scan on MLS public remarks.
Compliance: MLS public remarks reviewed for Fair Housing compliance. Value-add potential framing based on agent-provided rent comparables only.
Upload the listing. Get back staged and enhanced photos with every altered image labelled and paired with its original, a hosted disclosure page with QR, and one ZIP in MLS order. $33 per listing, no subscription.
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