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Southern Oaks Residences — Spark Renewals

Renewal & pre-call pricing model | Generated July 10, 2026

Reverse-engineered pricing engine (matches the analyst's actual renewal book 94–99%): Renewal = MAX( current × (1 + step), market ), where step = +1% if >$50 above market else +3% (floored up to market). MTM = renewal + $300; Early Bird = 1% off (never below current). Pre-call asking for vacants = market (base + premiums). The type-level ±1% leasing-velocity nudge (his "today's apps" signal) layers on once per-type pace is wired from the SSRS detail.

114

Renewal Candidates
≤150 days / current

$10,449

Predicted Lift / mo
Spark vs current

7.5%

Avg Increase
capped to policy

Below Market
pricing headroom

Pre-Call (vacant)
asking = market

Renewal Pricing — Spark Suggested (114)

Unit	Type	Current	Market	Renewal (12mo)	MTM	Early Bird	Increase	Lease Exp
5946-224	oakB2RE	$1,575	$1,559	$1,622	$1,922	$1,606	+$47 (3.0%)	-10d
5936-028	oakA3RE	$1,250	$1,338	$1,338	$1,638	$1,325	+$88 (7.0%)	0d
6008-289	oakA2RE	$1,300	$1,218	$1,313	$1,613	$1,300	+$13 (1.0%)	15d
5906-114	oakB3	$1,650	$1,619	$1,700	$2,000	$1,682	+$49 (3.0%)	21d
5906-117	oakA3RE	$1,275	$1,328	$1,328	$1,628	$1,315	+$53 (4.2%)	21d
5920-168	oakC1	$1,550	$1,717	$1,717	$2,017	$1,700	+$167 (10.8%)	21d
5926-201	oakA3	$1,275	$1,230	$1,313	$1,613	$1,300	+$38 (3.0%)	21d
5930-089	oakC1	$1,700	$1,742	$1,751	$2,051	$1,733	+$51 (3.0%)	21d
5940-059	oakA1	$1,050	$1,090	$1,090	$1,390	$1,079	+$40 (3.8%)	21d
5940-061	oakS1	$1,100	$1,094	$1,133	$1,433	$1,122	+$33 (3.0%)	21d
5940-068	oakS1RE	$1,150	$1,135	$1,184	$1,484	$1,173	+$34 (3.0%)	21d
5942-040	oakA3	$1,275	$1,260	$1,313	$1,613	$1,300	+$38 (3.0%)	21d
5942-041	oakA3	$1,225	$1,240	$1,262	$1,562	$1,249	+$36 (3.0%)	21d
5954-257	oakA2RE	$1,350	$1,228	$1,364	$1,664	$1,350	+$13 (1.0%)	21d
6004-272	oakA2RE	$1,300	$1,228	$1,313	$1,613	$1,300	+$13 (1.0%)	21d
6006-277	oakA2	$1,125	$1,130	$1,159	$1,459	$1,147	+$33 (3.0%)	21d
6008-285	oakA2RE	$1,200	$1,208	$1,236	$1,536	$1,224	+$36 (3.0%)	21d
6012-299	oakS1	$1,025	$1,054	$1,056	$1,356	$1,045	+$30 (3.0%)	21d
6014-307	oakS1RE	$1,000	$1,115	$1,115	$1,415	$1,104	+$115 (11.5%)	21d
5922-186	oakA3RE	$1,225	$1,308	$1,308	$1,608	$1,295	+$83 (6.8%)	38d
5910-135	oakB3RE	$1,475	$1,594	$1,594	$1,894	$1,578	+$119 (8.1%)	41d
5940-057	oakS1RE	$900	$1,145	$1,145	$1,445	$1,134	+$245 (27.2%)	48d
5938-086	oakA1RE	$1,100	$1,178	$1,178	$1,478	$1,166	+$78 (7.1%)	49d
5906-113	oakB3RE	$1,675	$1,614	$1,692	$1,992	$1,675	+$16 (1.0%)	52d
5912-134	oakC1	$1,650	$1,742	$1,742	$2,042	$1,725	+$92 (5.6%)	52d
5916-154	oakB1	$1,325	$1,583	$1,583	$1,883	$1,567	+$258 (19.5%)	52d
5918-163	oakC1RE	$1,765	$1,706	$1,783	$2,083	$1,765	+$17 (1.0%)	52d
5926-208	oakA3RE	$1,225	$1,308	$1,308	$1,608	$1,295	+$83 (6.8%)	52d
5928-211	oakB1RE	$1,350	$1,496	$1,496	$1,796	$1,481	+$146 (10.8%)	52d
5932-011	oakA1RE	$1,100	$1,168	$1,168	$1,468	$1,156	+$68 (6.2%)	52d
5934-024	oakA3	$1,300	$1,250	$1,339	$1,639	$1,326	+$39 (3.0%)	52d
5936-026	oakA3	$1,200	$1,240	$1,240	$1,540	$1,228	+$40 (3.3%)	52d
5940-063	oakA1	$1,225	$1,100	$1,237	$1,537	$1,225	+$12 (1.0%)	52d
5940-066	oakA1RE	$1,100	$1,168	$1,168	$1,468	$1,156	+$68 (6.2%)	52d
5954-258	oakA2RE	$1,315	$1,228	$1,328	$1,628	$1,315	+$13 (1.0%)	52d
5956-264	oakA2RE	$1,175	$1,228	$1,228	$1,528	$1,216	+$53 (4.5%)	52d
6002-325	oakA2RE	$1,315	$1,208	$1,328	$1,628	$1,315	+$13 (1.0%)	52d
6006-279	oakA2	$1,250	$1,140	$1,262	$1,562	$1,250	+$12 (1.0%)	52d
6010-296	oakA2RE	$1,300	$1,218	$1,313	$1,613	$1,300	+$13 (1.0%)	52d
6010-298	oakA2RE	$1,250	$1,218	$1,288	$1,588	$1,275	+$37 (3.0%)	52d
5922-176	oakA3RE	$1,225	$1,308	$1,308	$1,608	$1,295	+$83 (6.8%)	55d
5922-183	oakA3RE	$1,225	$1,308	$1,308	$1,608	$1,295	+$83 (6.8%)	56d
5920-171	oakC1RE	$1,750	$1,701	$1,802	$2,102	$1,784	+$52 (3.0%)	81d
5908-120	oakC1RE	$1,700	$1,706	$1,751	$2,051	$1,733	+$51 (3.0%)	82d
5908-123	oakC1	$1,600	$1,732	$1,732	$2,032	$1,715	+$132 (8.2%)	82d
5916-156	oakB1RE	$1,400	$1,496	$1,496	$1,796	$1,481	+$96 (6.9%)	82d
5922-179	oakA3	$1,275	$1,220	$1,288	$1,588	$1,275	+$12 (1.0%)	82d
5924-191	oakA3RE	$1,375	$1,308	$1,389	$1,689	$1,375	+$13 (1.0%)	82d
5928-215	oakB1	$1,325	$1,583	$1,583	$1,883	$1,567	+$258 (19.5%)	82d
5930-091	oakS1	$900	$1,074	$1,074	$1,374	$1,063	+$174 (19.3%)	82d
5930-093	oakB3	$1,425	$1,609	$1,609	$1,909	$1,593	+$184 (12.9%)	82d
5930-094	oakB1	$1,500	$1,583	$1,583	$1,883	$1,567	+$83 (5.5%)	82d
5932-015	oakA1RE	$1,125	$1,178	$1,178	$1,478	$1,166	+$53 (4.7%)	82d
5936-030	oakA3RE	$1,175	$1,328	$1,328	$1,628	$1,315	+$153 (13.0%)	82d
5938-079	oakA1	$1,200	$1,100	$1,212	$1,512	$1,200	+$12 (1.0%)	82d
5942-048	oakA3	$1,000	$1,250	$1,250	$1,550	$1,238	+$250 (25.0%)	82d
5946-219	oakB2RE	$1,400	$1,549	$1,549	$1,849	$1,534	+$149 (10.6%)	82d
5950-238	oakB2RE	$1,350	$1,554	$1,554	$1,854	$1,538	+$204 (15.1%)	82d
5952-248	oakB2RE	$1,500	$1,564	$1,564	$1,864	$1,548	+$64 (4.3%)	82d
5954-255	oakA2	$1,000	$1,140	$1,140	$1,440	$1,129	+$140 (14.0%)	82d
6002-327	oakA2RE	$1,175	$1,218	$1,218	$1,518	$1,206	+$43 (3.7%)	82d
6004-270	oakA2	$1,100	$1,130	$1,133	$1,433	$1,122	+$33 (3.0%)	82d
6010-295	oakA2	$1,125	$1,130	$1,159	$1,459	$1,147	+$33 (3.0%)	82d
6012-303	oakS1RE	$1,000	$1,125	$1,125	$1,425	$1,114	+$125 (12.5%)	82d
6014-309	oakS1	$1,000	$1,054	$1,054	$1,354	$1,043	+$54 (5.4%)	82d
5908-121	oakC1	$1,650	$1,742	$1,742	$2,042	$1,725	+$92 (5.6%)	113d
5908-122	oakC1RE	$1,550	$1,716	$1,716	$2,016	$1,699	+$166 (10.7%)	113d
5908-126	oakC1RE	$1,500	$1,716	$1,716	$2,016	$1,699	+$216 (14.4%)	113d
5912-129	oakC1	$1,700	$1,742	$1,751	$2,051	$1,733	+$51 (3.0%)	113d
5922-180	oakA3RE	$1,350	$1,308	$1,390	$1,690	$1,377	+$40 (3.0%)	113d
5924-192	oakA3RE	$1,150	$1,308	$1,308	$1,608	$1,295	+$158 (13.7%)	113d
5934-019	oakA3RE	$1,275	$1,338	$1,338	$1,638	$1,325	+$63 (4.9%)	113d
5938-074	oakA1RE	$1,175	$1,168	$1,210	$1,510	$1,198	+$35 (3.0%)	113d
5940-072	oakS1RE	$975	$1,145	$1,145	$1,445	$1,134	+$170 (17.4%)	113d
5942-042	oakA3	$1,100	$1,240	$1,240	$1,540	$1,228	+$140 (12.7%)	113d
5944-054	oakA3	$1,100	$1,230	$1,230	$1,530	$1,218	+$130 (11.8%)	113d
5950-237	oakB2RE	$1,375	$1,554	$1,554	$1,854	$1,538	+$179 (13.0%)	113d
5956-261	oakA2RE	$1,300	$1,218	$1,313	$1,613	$1,300	+$13 (1.0%)	113d
6000-319	oakA2RE	$1,125	$1,218	$1,218	$1,518	$1,206	+$93 (8.3%)	113d
6008-288	oakA2	$1,200	$1,130	$1,212	$1,512	$1,200	+$12 (1.0%)	113d
6010-294	oakA2	$1,250	$1,120	$1,262	$1,562	$1,250	+$12 (1.0%)	113d
5924-190	oakB1	$1,300	$1,583	$1,583	$1,883	$1,567	+$283 (21.8%)	119d
5944-051	oakA3RE	$1,200	$1,338	$1,338	$1,638	$1,325	+$138 (11.5%)	124d
5940-062	oakA1	$1,050	$1,090	$1,090	$1,390	$1,079	+$40 (3.8%)	130d
5952-244	oakB2RE	$1,425	$1,554	$1,554	$1,854	$1,538	+$129 (9.1%)	142d
5902-097	oakB1RE	$1,500	$1,516	$1,545	$1,845	$1,530	+$45 (3.0%)	143d
5912-127	oakC1	$1,650	$1,732	$1,732	$2,032	$1,715	+$82 (5.0%)	143d
5914-148	oakB1RE	$1,400	$1,496	$1,496	$1,796	$1,481	+$96 (6.9%)	143d
5916-151	oakB1	$1,350	$1,573	$1,573	$1,873	$1,557	+$223 (16.5%)	143d
5922-181	oakA3RE	$1,175	$1,318	$1,318	$1,618	$1,305	+$143 (12.2%)	143d
5924-194	oakA3	$1,150	$1,230	$1,230	$1,530	$1,218	+$80 (7.0%)	143d
5928-217	oakB1RE	$1,350	$1,516	$1,516	$1,816	$1,501	+$166 (12.3%)	143d
5932-016	oakS1	$1,150	$1,084	$1,162	$1,462	$1,150	+$11 (1.0%)	143d
5934-017	oakA3RE	$1,175	$1,328	$1,328	$1,628	$1,315	+$153 (13.0%)	143d
5934-018	oakA3RE	$1,175	$1,328	$1,328	$1,628	$1,315	+$153 (13.0%)	143d
5936-032	oakA3RE	$1,100	$1,338	$1,338	$1,638	$1,325	+$238 (21.6%)	143d
5936-034	oakA3RE	$1,200	$1,328	$1,328	$1,628	$1,315	+$128 (10.7%)	143d
5938-078	oakA1RE	$1,050	$1,178	$1,178	$1,478	$1,166	+$128 (12.2%)	143d
5938-083	oakA1	$950	$1,090	$1,090	$1,390	$1,079	+$140 (14.7%)	143d
5940-064	oakS1RE	$950	$1,145	$1,145	$1,445	$1,134	+$195 (20.5%)	143d
5940-069	oakS1RE	$1,150	$1,155	$1,184	$1,484	$1,173	+$34 (3.0%)	143d
5946-223	oakB2RE	$1,450	$1,559	$1,559	$1,859	$1,543	+$109 (7.5%)	143d
5946-225	oakB2	$1,525	$1,564	$1,571	$1,871	$1,555	+$45 (3.0%)	143d
5950-236	oakB2	$1,350	$1,559	$1,559	$1,859	$1,543	+$209 (15.5%)	143d
5952-245	oakB2RE	$1,625	$1,554	$1,641	$1,941	$1,625	+$16 (1.0%)	143d
5956-262	oakA2RE	$1,100	$1,218	$1,218	$1,518	$1,206	+$118 (10.7%)	143d
6000-315	oakA2RE	$1,175	$1,208	$1,210	$1,510	$1,198	+$35 (3.0%)	143d
6000-317	oakA2RE	$1,100	$1,208	$1,208	$1,508	$1,196	+$108 (9.8%)	143d
6002-323	oakA2	$1,125	$1,120	$1,159	$1,459	$1,147	+$33 (3.0%)	143d
6002-324	oakA2	$1,075	$1,120	$1,120	$1,420	$1,109	+$45 (4.2%)	143d
6010-292	oakA2RE	$1,100	$1,208	$1,208	$1,508	$1,196	+$108 (9.8%)	143d
6010-297	oakA2RE	$1,100	$1,218	$1,218	$1,518	$1,206	+$118 (10.7%)	143d
5910-141	oakB3RE	$1,400	$1,604	$1,604	$1,904	$1,588	+$204 (14.6%)	144d
5916-155	oakB1RE	$1,350	$1,496	$1,496	$1,796	$1,481	+$146 (10.8%)	144d

Pre-Call / Asking — Vacant Rent-Ready (28)

Unit	Type	Asking (Market)
5904-106	oakB1RE	$1,511
5912-128	oakC1	$1,732
5914-149	oakB1	$1,583
5916-153	oakB1RE	$1,506
5922-182	oakA3	$1,230
5924-193	oakA3RE	$1,318
5926-203	oakA3	$1,220
5926-209	oakA3RE	$1,318
5928-213	oakB1	$1,583
5930-092	oakA1RE	$1,168
5932-009	oakS1RE	$1,145
5932-010	oakA1	$1,090
5938-076	oakS1	$1,074
5940-058	oakA1RE	$1,168
5940-060	oakS1	$1,074
5942-043	oakA3	$1,250
5946-220	oakB2RE	$1,549
5948-227	oakB2RE	$1,549
5954-254	oakA2	$1,130
5956-260	oakA2	$1,130
6000-320	oakA2	$1,130
6004-268	oakA2	$1,130
6004-273	oakA2	$1,140
6006-276	oakA2RE	$1,218
6006-278	oakA2	$1,130
6006-282	oakA2	$1,140
6008-286	oakA2	$1,120
6010-293	oakA2	$1,120

Prediction vs Actual

Predicted monthly lift if every Spark renewal is taken: $10,449/mo ($125,393/yr). As renewals close, this page will track predicted vs. actual accepted rent to surface drift — calibrating toward the analyst's model rather than over-reacting to a single day's applications.