Diary of a Real Estate Fund Manager – Page 9 – Mutual Trust Management Advisors, LP: so you can focus on what's important

Detroit Single-Family Rentals Outperform National Trends: 2025 Q2 Market Update

2025.07.21

At Mutual Trust Management Advisors, our investment strategy is focused on acquiring and operating scattered-site single-family rental homes in working-class neighborhoods. As national rent growth softens and institutional multifamily markets face mixed performance, Detroit stands out as one of the most resilient markets for single-family rental properties in the United States.

Single-Family Rentals: Detroit Leading the Pack

According to the CoreLogic Single-Family Rent Index, published by Multi-Housing News, national rent growth for single-family homes was 2.9 percent year-over-year as of June 2025. Detroit outperformed significantly, recording a 5.1 percent year-over-year increase. This places Detroit among the top-performing metropolitan areas for single-family rental growth.

The CoreLogic index is based on repeat lease transactions and tracks new-tenant pricing, making it one of the most responsive indicators of real-time rental market performance. The index focuses on single-family properties, including detached homes and townhomes, across both institutional portfolios and smaller investor holdings.

Our First 2025 Annual Investor Seminar Day to be Held on August 23, 2025

2025.07.21

Investor Updates

We will be hosting our first Annual Investor Seminar, where we will present an overview of our accomplishments over the past 12 months. We will also head into the field as a group for about an hour, with transportation provided by our team.

We are pleased to share that Todd Silver will be joining us in person, while Michiko Nakayama will participate live via Zoom.

Please contact us to confirm your attendance at your earliest convenience, as transportation arrangements will need to be made ahead of time.

Note: Image from a past investor tour led by managing partner Michiko Nakayama

2024: A Strong Beginning, Thanks to You!

2025.04.28

About the Fund

Dear Investors,

As we close out 2024 and share your year-end K-1 and investor statement, I want to thank you for being part of MTMA’s launch year.

2024 Summary

We raised $1.5 million in investor equity and applied a conservative year-end fund valuation of $1.5 million, based on contributed capital to avoid overstating NAV.
We acquired 24 properties, including 5 multifamily units. We are actively rehabbing these assets, and many units are stabilizing as we speak.
We raised $2.5 million in debt to support acquisitions and operational liquidity.
We originated a $250,000 secured loan against a $1 million asset.
Even though acquisitions and stabilizations were actively underway, investors will see a conservative valuation on their statements — we chose not to re-evaluate the portfolio in order to minimize management fees before stabilization.
Your K-1 reflects tax deductions proportional to your investment, designed to offset other income and reduce your overall tax liability.

Looking Ahead

In early 2025, we began brokering a $4 million secured lending opportunity that will generate margin income for the fund.
Starting next quarter, investors will begin seeing their acquisitions and position-level updates reflected in the investor portal, with real-time visibility into fund activity as the portfolio continues to stabilize.

We are proud of the strong momentum we’ve built in 2024, and we’re deeply grateful to you for making this successful launch possible. Thank you for your continued support — we look forward to building together in the years ahead.

Warm regards,

Todd Silver, Mousa Ahmad, Michiko Nakayama

Mutual Trust Management Advisors LP