Property managers · Rent rolls and letting
Fractional CFO for property managers
A rent roll is valued on the management commission it earns, so every property kept or lost moves the value of the business. We help you measure what the roll is worth, what each manager carries, and when the cash from a sale or purchase arrives.
What property management owners are deciding
Rules and rates are stated in general terms. Your legal adviser or tax adviser can confirm how they apply to your business.
What the rent roll is worth today
Buyers value a roll on its annual management commission times a multiple, adjusted for the quality of the properties and owners on it.
How many properties each manager can carry
Doors per manager decide both the margin and the service landlords feel, and the right number depends on the roll.
Buying a roll, or selling one
Part of the price is usually held back for some months against properties that leave, so the cash arrives in stages.
Keeping the trust account and compliance on time
The trust account audit and CPD for licensees carry dates that belong in the year plan, and AML/CTF duties apply as well where the business also sells property.
Illustrative example · Rent roll · Brisbane
What a 300 property rent roll is worth, and what 20 lost properties cost
In this illustrative example, a business manages 300 properties at an average rent of $650 a week, or $33,800 a year, and charges a management fee of 7 per cent before GST. Each property earns $2,366 a year, so the annual management commission is $709,800.
At the Brisbane broker range Bsale published in December 2023, $2.80 to $3.50 for each dollar of annual commission, the roll would be valued at $1,987,440 to $2,484,300. Lose 20 properties and the commission falls by $47,320, which takes $132,496 to $165,620 off the value.
$709,800
Annual management commission
$1.99M to $2.48M
Value at the broker range
$47,320
Commission on 20 properties
Up to $165,620
Value those 20 properties carry
A buyer commonly pays about 80 per cent of the price at settlement and the rest after four to six months, less any properties that leave, so retention after the sale matters to the seller as well as the buyer.
Illustrative, modelled on a Brisbane rent roll of this size. Not a client engagement.
Sources: Bsale, valuation of residential real estate rent rolls (broker figures for Brisbane, published December 2023, used as an indicative range only). Worked in code on 22 October 2026.
How an engagement runs
Every engagement starts with discovery and a diagnostic in the first two weeks. We get under your numbers, from management commission and ancillary fees by property to doors per manager, payroll and the trust account reconciliations, and surface the issues and opportunities that matter most to a property management business.
In weeks three and four we set up clean reporting, a cash flow forecast and the rhythm of reviews. The first decisions land in the second month, in pricing, cash or cost, and from the third month we are part of how the business runs, alongside your accountant and bookkeeper. The fractional CFO service page sets out the full scope.
Tools to start with
Free tools on the ProfitPulse tools site for the questions property management owners ask most, each with its result on screen straight away.
Reading for property managers
Common questions
Do you replace our accountant?
No. Your accountant keeps the tax returns, BAS and year end accounts, your trust account auditor keeps the audit, and your bookkeeper keeps the books. We add the forward looking work: cash forecasts, commission and margin by manager, and the numbers behind decisions on fees, staff, funding and a sale. We share what we find with your accountant, so everyone works from the same figures.
What does it cost?
The fractional CFO partnership starts from $3,750 a month, billed month to month with no long term lock in. When you need a figure for the business, before a sale or a handover, an indicative valuation starts from $4,500 and a comprehensive valuation from $13,500. Each of these is a starting price.
How is the fee sized?
Engagements usually stay at the starting price. Some need closer oversight or a deeper assessment, and the scope and fee rise to match. Find your fit confirms your price based on the characteristics of your business, and the pricing page explains how everything is sized.
Do you work with property managers outside Brisbane?
Yes. We work with property managers across Brisbane, the Gold Coast and the Sunshine Coast, and further afield across Australia. Most of the monthly work happens over video calls and shared reports, with visits to your office as each engagement needs, so distance changes little. The locations we serve page has the detail.
What do you need from us to start?
Read only access to your accounting software, the last two years of financial statements, a list of managed properties with rent and fees, losses and gains over the last year, the trust account reconciliations, and your payroll summary. A first meeting with you covers how properties are won, managed and kept. Nothing needs to change in your systems before we start.
Talk it through with us
A 45 minute discovery call is complimentary. Bring your property list and a year of properties gained and lost.