Oakdale Capital: what the review pages say about three of your communities, and what The PM can do about it

Oakdale Capital: what the review pages say about three of your communities, and what The PM can do about it Read on October 30, 2026. Prepared for Chris Apostal. Nothing here comes from your systems. It is what anyone can read from the outside, plus drafts we wrote for you. YOUR BUILDINGS (units as listed on your site) - Melville Apartments, 11201 E Lake Highlands Dr, Dallas, TX 75218: 356 units, investment year 2026 - Garden Pointe Apartments, 5005 Lily Ln, Indianapolis, IN 46254: 304 units, investment year 2019 - Amora-Lakeshore Apartments, Fayetteville, NC: 323 units, investment year 2025 (street addresses are not on your site, so we did not read reviews for these) Total: 983 units. AS IT IS TODAY (class: measured, read October 30, 2026) 1. Melville: 3.5 stars across 334 reviews. We could read the 5 newest reviews on one page, and all 5 are critical: roaches, a toilet broken for months, rent raised with no reason given, a prepaid-rent refund request, overpricing and noise. The newest is about a month old and the other four are 4 to 12 months old. Melville is your 2026 acquisition, so part of this is reputation you inherited, which is also the part you can change fastest. 2. Garden Pointe: 3.6 stars across 363 reviews on one review site. The newest review on its first page is about 8 months old and is critical (break-ins, scarce parking, doors that do not lock, calls not returned, slow maintenance). It has a reply that apologizes and asks the resident to email the leasing office. 3. What we cannot see from outside: how many of your reviews have no owner reply. That count sits in your review dashboards, not on the open pages, so we do not guess it. WITH THE PM (class: can, a forecast from the numbers above, not a result and not a promise) - Every new review, lead and maintenance request can get a drafted answer the same day. On Melville that can mean a reply to each critical review within a day instead of leaving them open. - A maintenance issue such as roaches or a broken toilet can go to a vendor, and The PM can check the work and the invoice against the contract and the market price. - A rent increase letter can carry the reason in plain words, which is exactly what the newest Melville review says was missing. THREE REPLIES WE ALREADY DRAFTED FOR YOU (drafts only, not posted; anything in brackets your manager confirms) 1. Melville, review about roaches and unresponsive maintenance: "Thank you for telling us, and we are sorry. Pests are something we want to look at in the unit, not discuss in a review. Please call [leasing office phone] or email [community manager email] and mention your unit number; a technician will inspect and [name] will confirm the treatment plan in writing. [confirm treatment schedule]" 2. Melville, review about a rent increase with no explanation: "Thank you for the feedback. A rent change should come with a clear reason. Please email [community manager email] with your unit number and we will send you the renewal terms and how the new amount was set within one business day. [confirm renewal policy]" 3. Melville, review about a toilet broken for months: "We are sorry it took this long. That is not the standard we want at Melville. Please send a work order at [resident portal] or call [maintenance line] and mention the toilet; we will give you a date for the repair and confirm when it is done. [confirm response window]" WHAT IT COSTS ON YOUR UNITS $1 per unit per month. For your 983 units: $983 a month. $1 of NOI is worth about $20 of value at a 5% cap rate (our estimate; the cap rate is an assumption). AN EXAMPLE OF THE EFFECT (illustrative, not a client result) For example, at Oakdale portfolio with $4.72M of operating expenses, The PM can check every opex line against its contract and the market price, and it can find a gap of, say, 23%: that is $1.09M each year, about $1.09M more NOI, and about $21.7M of building value at a 5% cap rate. Assumptions: 983 units renting at $1,000 a month and operating expenses at 40% of income (income $11.8M, NOI $7.08M). Estimated by us, not reported by you: rent and operating expenses. Your numbers will differ. HOW WE MEASURED - Ratings and review counts: read from the review pages on October 30, 2026; counts move daily. - Review content: the 5 newest reviews that load on one page for Melville; the first page for Garden Pointe. - Units and investment years: as shown on your own site on October 30, 2026. - Reply drafts: written from the review text alone.