Amenity Recommendation Calculator

User Guide & Technical Documentation

PART I: USER INSTRUCTIONS

Overview

The Amenity Recommendation Calculator is a web-based tool designed to help Cortland associates determine optimal amenity programs, services, and budget allocations based on property characteristics and resident demographics. The calculator provides personalized recommendations with detailed budget breakdowns for operational and capital expenditures.

Getting Started

Step 1: Enter Property Information

Required Inputs:

Number of Units: Total residential units in your property
State: Select from your portfolio states (AL, AZ, CO, FL, GA, ID, IL, MN, NC, OH, TN, TX, VA)
Building Type: Select High-Rise, Mid-Rise, or Garden Style
Property Class: Select Class A (luxury), Class B (standard), or Class C (value)
Number of Parking Spaces: Total parking inventory
Clubhouse with After Hours Access: Yes or No
Available Store Front: Yes or No (for retail amenities)

Step 2: Add Demographic Filters (Optional)

Refine recommendations by selecting demographic characteristics:

Gender:

Men
Women

Age Groups:

20-30
31-40
41-50
51-60
61-70
70+

Income Levels:

Low
Medium
High

Location Type:

City Dwellers
Suburbanites

Multiple selections within each category will be averaged for scoring.

Step 3: Review Your Results

The calculator automatically updates as you change inputs, providing:

Total Monthly Budget: Combined operational expenses for all recommended amenities
Budget Breakdown by Tier:
- Highly Recommended (Green): Score ≥ 7
- Recommended (Blue): Score 4-6
- Consider (Yellow): Score 2-3
Summary Text: Overview of recommendations and budget
Detailed Amenity List: Organized by Services, Programs, and Amenities

Step 4: Explore Amenity Details

Click any amenity to expand and view:

Description: What the amenity is and how it works
What's Included: Specific services and features
Benefits: Value proposition for residents and property
Recommended Demographics: Ideal resident profiles
Service Levels: Required involvement from onsite team and residents

Understanding Your Results

Budget Summary

Total Monthly Budget: Combined OpEx across all recommended amenities

Color-Coded Tiers:

Green (Highly Recommended): Amenities scoring 7+ points based on property characteristics
Blue (Recommended): Amenities scoring 4-6 points, good additions to consider
Yellow (Consider): Amenities scoring 2-3 points, optional enhancements

Each tier displays:

Count of amenities in that tier
Total monthly operating expenses (OpEx)
Total one-time capital expenditures (CapEx)

Amenity Categories

Services: Resident convenience services and concierge offerings

Examples: Coffee Services, Concierge, Printing, Car Rental

Programs: Community engagement and resident programming

Examples: Resident Events, Fitness Classes, Regional Events

Amenities: Physical amenity spaces and equipment

Examples: Bars, Micro Markets, Grocery Stores, Playgrounds

Recommendation Levels Explained

Highly Recommended (Score ≥ 7):

Strongly aligned with your property profile
Industry standard for similar properties
High resident demand expected
Competitive advantage in your market

Recommended (Score 4-6):

Good fit for your property type
Valuable additions for resident satisfaction
Moderate implementation priority

Consider (Score 2-3):

Possible additions if budget allows
Lower priority enhancements
May appeal to niche resident segments

Quick Start Tips

For Fast Estimates: Enter basic property details only (units, building type, class)
For Targeted Recommendations: Add demographic filters to refine suggestions
For Budget Planning: Review tier breakdowns to prioritize spending
For Presentations: Expand amenity details for comprehensive justification
For Comparisons: Adjust property class to see how recommendations change

PART II: DEFINITIONS & ASSUMPTIONS

Key Terminology

Property Classifications

Class A Properties:

Luxury apartments with premium finishes
Higher-income residents ($80,000+ household income)
Extensive amenities expected
Premium service level standards
Urban or high-demand suburban locations

Class B Properties:

Mid-market apartments with standard finishes
Middle-income residents ($50,000-$80,000 household income)
Standard amenity package expected
Quality service without premium costs
Suburban or secondary urban markets

Class C Properties:

Value-oriented apartments with basic finishes
Lower-income residents (under $50,000 household income)
Essential amenities focused on utility
Cost-effective service delivery
Suburban or tertiary markets

Building Types

High-Rise:

7+ stories
Urban locations typical
Elevator-dependent
Higher density
Premium positioning common
Parking typically structured or limited

Mid-Rise:

4-6 stories
Urban or suburban locations
Mix of elevator and walk-up
Moderate density
Mid-market positioning typical
Mix of parking types

Garden Style:

1-3 stories
Suburban locations typical
All walk-up or garden-level access
Lower density
Family-friendly focus
Surface parking prevalent

Demographic Segments

Age-Based Preferences:

20-30 Years: Social programming, technology amenities, active lifestyle services, nightlife options
31-40 Years: Work-life balance services, convenience amenities, family-friendly options, professional services
41-50 Years: Wellness focus, quality over quantity, established brand preferences
51-60 Years: Low-maintenance lifestyle, concierge services, health-focused amenities
61-70 Years: Accessibility, safety, social connection, simplified living
70+ Years: Comprehensive support services, safety features, community programming

Gender-Based Preferences:

Men: Sports programming, bar/lounge spaces, technology amenities, grilling areas
Women: Wellness programming, safety features, convenient services, social spaces

Income-Based Considerations:

High Income: Full-service offerings, premium brands, time-saving conveniences, exclusive experiences
Medium Income: Value-focused services, quality essentials, practical conveniences
Low Income: Cost-free programming, utility-focused services, community resources

Location-Based Factors:

City Dwellers: Car-free lifestyle support, walkability to retail, on-site convenience, 24/7 access
Suburbanites: Family programming, vehicle services, outdoor spaces, community events

Scoring Methodology

Base Scoring System

Each amenity receives points based on property characteristics:

Property Class Points:

Class A alignment: +1 to +4 points
Class B alignment: +1 to +2 points
Class C alignment: +1 to +3 points

Building Type Points:

High-Rise alignment: +1 to +4 points
Mid-Rise alignment: +1 to +2 points
Garden Style alignment: +1 to +3 points

Property Features Points:

Large property (300+ units): +1 to +3 points
Ample parking (1.8+ spaces/unit): +1 to +2 points
Limited parking (<1.8 spaces/unit): +1 to +3 points (for parking services)
Clubhouse with after-hours access: +1 to +3 points
Available storefront: +1 to +2 points

Demographic Bonus Points: When demographics are selected, amenities receive additional points:

Age match: +1 to +2 points
Income match: +1 to +2 points
Location match: +1 to +3 points
Gender match: +1 to +2 points

Total Score Calculation: Base score + Property features + Demographic bonuses = Final score

Universal Amenities

Some amenities receive high base scores (6-8 points) because they are considered essential regardless of property type:

Coffee Services (base: 8)
Resident Discounts (base: 8)
Community Resident Events (base: 7)
Elevate Fitness Classes (base: 6)
Home Services (base: 5)

Financial Assumptions

Operating Expenses (OpEx)

Monthly costs include:

Service provider fees
Equipment rental or lease
Supplies and consumables
Staffing where applicable
Vendor management

OpEx ranges by amenity type:

No-cost programming: $0/month
Basic services: $100-500/month
Standard amenities: $500-1,000/month
Premium services: $3,000-5,000/month
Concierge services: $10,000+/month

Capital Expenditures (CapEx)

One-time costs include:

Equipment purchase
Initial installation
Space modifications (basic)
Technology setup
Vendor onboarding

CapEx ranges by amenity type:

No equipment needed: $0
Basic equipment: $1,000-5,000
Standard installations: $10,000-20,000
Major installations: $30,000-70,000

What CapEx excludes:

Construction and buildout
HVAC, electrical, plumbing
Architectural and design fees
Permits and inspections
Furniture and fixtures
Flooring and finishes

Amenity Details

Services Category

Parking Services:

When recommended: Parking ratio < 1.8 spaces/unit
Solution: Valet, reserved spaces, parking management
OpEx: $500/month | CapEx: $0

Printing Services:

When recommended: All properties
Solution: Self-service printing kiosks
OpEx: $250/month | CapEx: $0

Car Rental:

When recommended: Class A, high-rise, ample parking, urban
Solution: On-site car sharing program
OpEx: $110/month | CapEx: $17,000

Home Services:

When recommended: All properties, stronger for Class A
Solution: Concierge-arranged services
OpEx: $0/month (residents pay directly) | CapEx: $0

Coffee Services:

When recommended: All properties (essential)
Solution: Complimentary coffee stations
OpEx: $250/month | CapEx: $0

Sparkling Water:

When recommended: Class A, younger residents, urban
Solution: Sparkling water dispensers
OpEx: $300/month | CapEx: $0

Concierge Services:

When recommended: Class A, high-rise, large properties
Solution: Full-service front desk and lifestyle management
OpEx: $10,000/month | CapEx: $0

Programs Category

Elevate Fitness Classes:

When recommended: All properties with fitness centers
Solution: Group fitness programming
OpEx: $445/month | CapEx: $0

Community Resident Events:

When recommended: All properties, especially Class A and large
Solution: Monthly social events
OpEx: $3,450/month | CapEx: $0

Regional Events:

When recommended: Class A, urban, social residents
Solution: Exclusive access to local experiences
OpEx: $690/month | CapEx: $0

Resident Groups:

When recommended: All properties, especially large
Solution: Facilitated interest groups and clubs
OpEx: $690/month | CapEx: $0

Resident Discounts:

When recommended: All properties (universal)
Solution: Local business partnerships
OpEx: $0/month | CapEx: $0

Amenities Category

Staffed Bar:

When recommended: Class A, high-rise, affluent residents
Solution: Professional bartender service
OpEx: $200/month | CapEx: $15,000

Self-Serve Beer/Wine Kiosk:

When recommended: Class A/B, after-hours clubhouse access
Solution: RFID-enabled beverage dispensers
OpEx: $110/month | CapEx: $11,750

Neighborhood Grocery Store:

When recommended: Large high-rise, urban, storefront available
Solution: Full-service micro grocery
OpEx: $200/month | CapEx: $70,000

Micro Markets:

When recommended: Mid to high-rise, moderate traffic
Solution: Unmanned convenience store
OpEx: $300/month | CapEx: $15,000

Vending Machines:

When recommended: Class B/C, smaller properties
Solution: Traditional vending
OpEx: $0/month | CapEx: $1,000

Playground:

When recommended: Garden style, suburban, families
Solution: Outdoor play equipment
OpEx: $0/month | CapEx: $30,000

Limitations and Considerations

What the Calculator Includes

Amenity operating costs
Equipment and setup costs
Demographic-based recommendations
Industry-standard service levels
Property characteristic scoring

What the Calculator Excludes

Construction and renovation costs
Space planning and square footage requirements
Architectural and design services
Utility infrastructure upgrades
Permitting and legal fees
Insurance and liability costs
Staff training and onboarding
Marketing and resident communication
Long-term maintenance reserves
Technology platform subscriptions (beyond basic)

Important Notes

Results are recommendations, not requirements
Local market conditions vary significantly
Resident preferences may differ from demographics
Vendor pricing fluctuates by region and timing
Professional consultation recommended for implementation
Amenity success depends on activation and management
Budget for ongoing marketing and engagement
Consider phased implementation for large amenity packages
Evaluate competitive set when making final decisions

Implementation Guidelines

Prioritization Strategy

Phase 1 - Highly Recommended: Start with green tier amenities that:

Have low CapEx (under $5,000)
Provide immediate resident value
Require minimal staff time
Address competitive gaps

Phase 2 - Recommended: Add blue tier amenities that:

Complement existing amenities
Fill resident demand gaps
Have reasonable ROI timeline
Align with property positioning

Phase 3 - Consider: Evaluate yellow tier amenities:

After Phase 1 & 2 success
If budget allows expansion
When resident demand emerges
To differentiate from competition

Budget Planning Tips

Total Budget Review: Sum all tier OpEx to understand ongoing commitment
CapEx Phasing: Spread large capital investments across fiscal periods
Staff Impact: Consider labor requirements for full-service amenities
Vendor Partnerships: Negotiate multi-amenity contracts for better rates
Resident Feedback: Survey before major investments
Competitive Analysis: Compare to similar properties in your market
ROI Tracking: Monitor utilization and satisfaction metrics

Success Factors

Critical for Success:

Active amenity management and activation
Regular resident communication and marketing
Staff training on amenity features and benefits
Quality vendor relationships and oversight
Regular maintenance and updates
Resident feedback collection and response
Integration with leasing and retention strategies

Common Pitfalls to Avoid:

Installing amenities without activation plan
Under-budgeting for ongoing costs
Neglecting staff training needs
Choosing vendors based solely on price
Ignoring resident feedback and usage data
Failing to market amenities to prospects and residents
Not allocating resources for repairs and replacements

Data Sources and Methodology

Industry Benchmarks

National Multifamily Housing Council (NMHC) amenity studies
National Apartment Association (NAA) resident surveys
Multifamily industry vendor partnerships and case studies
Property management best practices and standards
Regional market analysis and competitive research

Scoring Algorithm

Property Characteristic Matching: Each amenity has defined criteria for property class, building type, size, and features. Points are awarded when property matches criteria.

Demographic Enhancement: When demographics are selected, amenities receive bonus points for alignment with resident preferences based on industry research.

Threshold-Based Recommendations:

Score 7+: Strong alignment, high priority
Score 4-6: Good fit, standard priority
Score 2-3: Possible addition, low priority
Score <2: Not recommended, excluded from results

Support and Updates

For technical support or questions about the calculator, contact Karl Smith. This tool is designed for professional use in multifamily housing development and should be used in conjunction with property management best practices, market analysis, and resident feedback.

Important Disclaimer: This calculator provides estimates based on industry standards and should not be considered a substitute for professional consultation, detailed market analysis, resident surveys, or comprehensive financial planning. Actual costs, resident preferences, and amenity success will vary by property and market.

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