Our Strategy
WE BUY TO HOLD
That has been the Loboda family's investment philosophy since 1965, and it remains our philosophy today. Every property we acquire is underwritten with the assumption that we will still own it years from now, and every decision is made with that horizon in mind.
HOW WE INVEST
Loboda Properties operates with patient, family capital in markets we understand and in asset classes we know how to operate. We are cash flow investors first. Returns are built on sustainable rents, defensible occupancy, and disciplined expense management. Our typical hold period is seven to ten years, often longer. We have never sold a property under pressure. Because we invest our own capital and answer only to family shareholders, we do not face the quarterly pressure or forced liquidity timelines that institutional buyers navigate. That structure has allowed us to stay consistent through six decades and multiple cycles-1970s inflation, the savings-and-loan crisis, 2008, COVID. We have seen what works and what does not. Our underwriting reflects that experience. We pass on deals that pencil only under optimistic assumptions, and we do not stretch for basis. Discipline, not deal volume, drives our acquisition activity. We would rather own fewer properties well than chase returns we cannot sustain.
Acquisition Criteria
Asset Type
Garden-style &
mid-rise multifamily
Vintage
1990–2020​
​
Class
B / B+,
suburban​
Purchase Price
$20M–$45M​
​
Unit Count
90–250 units​
​
Condition
Stabilized or
light value-add
Occupancy
90% minimum
​
Markets
Midwest and Southeast
and Brokers protected
Target Markets
We focus on employment-driven Midwest and Sun Belt markets with stable fundamentals, supply constraints, and landlord-friendly operating environments. Our thesis favors lower volatility over higher growth. We are looking for markets where working-class renters have jobs, where new construction is limited by land or economics, and where tenant-landlord law does not tilt operations into uncertainty.
Primary targets include Indianapolis, Kansas City, St. Louis, Louisville, and Milwaukee. We also own and operate in Myrtle Beach, Montgomery, Minneapolis-St. Paul, Detroit suburbs, and Illinois collar counties. We avoid coastal gateway cities, rent-controlled jurisdictions, and markets where tenant protections create material business risk. We are not chasing appreciation-we are underwriting income.
Why Work With Us
Sellers choose Loboda Properties because we close.
Our reputation was built over sixty years of honoring commitments, and we protect it in every transaction.
When we sign an LOI, the same family members who signed it will be the ones answering the phone if something needs attention before closing. We can move in 60 to 75 days with certainty. We do not re-trade. We have balance sheet capacity for reverse 1031 exchanges when timing matters to a seller.
Our diligence is thorough but professional-we are not looking for reasons to renegotiate; we are confirming what we already underwrote. You will not be handed off to a junior analyst or an acquisitions VP who needs three approval layers.
You will work directly with the principals who make the decisions, and those principals have been closing deals in this business since before most buyers in the market today were born.