Sponsored by Investor ROI Memo from onBoulevard
I have one goal as I build onBoulevard:
Turn real estate into a decision, not a gamble.
That’s why we built the Investor ROI Memo—a clarity tool that transforms ordinary listings into investor-grade opportunities … the kind that serious buyers don’t scroll past.
Here’s how it works:
1️⃣ You send us a property you’re selling or marketing.
2️⃣ We package it in investor language: yield, payback, resale, risk.
3️⃣ You get a clean, concise report that speaks the language of ROI, not adjectives.
Built for agents who want faster closes.
Developers who want credibility.
Investors who want proof.
Because clarity isn’t a buzzword—it’s an edge.
THE CONTEXT: CLARITY BEFORE CAPITAL
Our core belief at onBoulevard is simple:
Clarity comes before capital.
And those who communicate clarity first attract capital fastest.
We’re not building a portal.
We’re building the layer between property information and understanding.
Each week, we feature one insight or one opportunity that shows what happens when clarity meets confidence.
This week’s example: a property that proves presentation can be as powerful as location.
LIVE EXAMPLE—EASTLEA HOUSE, HARARE
Reframing a $340K Listing Through the Investor ROI Memo Lens
A live example of how an investor-grade presentation can turn a property from just another listing into a credible investment story.
In Eastlea, just off Robert Mugabe Road, sits a property that could easily blend into the market’s noise — 5 bedrooms, a self-contained cottage, solar backup, clean garden, corner stand, $340,000.
The Property at a Glance
📍 Location: Eastlea, Harare
🏠 Type: 5-bedroom home + 1-bed cottage
💵 Price: USD 340 000
📏 Lot Size: 1,500 sqm (corner, walled & gated)
⚡ Features: Solar backup, fitted kitchen, manicured garden, title deeds
🏗 Status: Move-in ready/minor touch-ups only
You’ve seen hundreds like it. So why spotlight this one?
Because when viewed through the clarity lens, it shifts from “nice house” to “defensible investment.”
Quick Investor View:
Market Segment: Upper-middle income, home + rental hybrid potential.
Rental Yield Estimate: 6–7% gross annual, depending on dual-unit setup.
Upside Driver: Strategic location — proximity to CBD & arterial routes, strong tenant base.
Exit Path: Low liquidity risk due to corner plot + title deed + demand for serviced standalone properties.
Risk Note: Older builds require light modernization to maximize ROI potential.
That’s the kind of perspective an Investor ROI Memo delivers — not by teaching the math, but by helping sellers and agents communicate value the way capital understands it.
Because numbers don’t sell homes — trust does.
COST & ACQUISITION SNAPSHOT
Category | Estimate | Notes |
|---|---|---|
Purchase Price | $340 000 | Asking price – negotiable 3–5 % |
Transfer & Legal Fees | $3 400 | ≈ 1 % of the sale value |
Refurbishment / Cosmetic | $5 000–10,000 | Paint, garden, fixtures |
Initial CapEx | ≈ $350 000 (all-in) | Fully acquisition-ready |
YIELD & PAYBACK PROJECTION [SCENARIOS]
Scenario A – Long-Term Rental (Corporate Tenant)
• Monthly Rent: $2 200 – $2 500
• Gross Yield: ≈ 7.5 % p.a.
• Payback Period: 13 yrs
• Occupancy: ≈ 95 %
• Tenant Profile: NGO / Embassy / Corporate tenant
Scenario B – Dual-Let (Main + Cottage)
• Main House: $2 000 • Cottage: $650
• Combined Rent: $2 650
• Gross Yield: ≈ 9 % p.a.
• Payback Period: 11 yrs
• Benefit: Diversified income + lower vacancy risk
Scenario C – Short-Stay / Airbnb Hybrid
• Rate: $180 – $220 per night • Occupancy: 50 – 60 %
• Annual Revenue: $35 000 – $40 000
• Gross Yield: ≈ 10 – 11.5 % p.a.
• Notes: Requires strong digital marketing & management
AREA COMPARISON
Area | Avg Price | Avg Rent | Gross Yield |
|---|---|---|---|
Borrowdale | $450 000 | $2 800 | 7.4 % |
Eastlea | $340 000 | $2 300 | 8.1 % |
Highlands | $480 000 | $3 200 | 8.0 % |
Eastlea quietly offers one of Harare’s best yield-to-price ratios in serviced suburbs.
RISK & MITIGATION
Risk | Description | Mitigation |
|---|---|---|
Market Liquidity | Slower resale velocity | Target yield-driven buyers |
Maintenance Inflation | Rising upkeep costs | Solar & modern finish reduce OPEX |
Tenant Risk | Vacancy/default | Dual-let income buffers cash flow |
Title Clarity | Ownership issues | Verified title deeds – clean transfer |
INVESTMENT SUMMARY
Metric | Estimate |
|---|---|
Total Outlay | ~$350 000 |
Projected Return (Base) | 8 – 9 % p.a. |
Payback Horizon | 11 – 12 yrs |
Exit Value (5 yr @ 5 %) | ~$445 000 |
Total ROI (5 yrs) | ≈ 33 % cumulative |
WHY THIS DEAL MATTERS
Eastlea represents the “missing middle” of Harare real estate — established, serviced, and still undervalued relative to its fundamentals. It sits in a corridor quietly gentrifying — near major road links, schools, and fresh infrastructure.
But what truly sets this apart isn’t location — it’s presentation.
For diaspora investors, it ticks every rational box:
✅ Verifiable deeds ✅ Strong rental fundamentals ✅ Low volatility ✅ USD hard asset
This is precisely the kind of listing an Investor ROI Memo turns into a documented investment thesis — with data investors can defend and agents can present confidently.
WHAT MAKES A PROPERTY INVESTOR-READY?
Every Investor ROI Memo from onBoulevard applies this three-part clarity formula:
1️⃣ Evidence of Returns — clear yield & rentability data.
2️⃣ Proof of Legitimacy — verified docs & title clarity.
3️⃣ Story of Value — a rational narrative that investors can defend.
The properties that sell fastest to diaspora buyers aren’t the cheapest.
They’re the clearest.
WELCOME TO THE 3%
We bet that the future of Zimbabwean real estate won’t be built on louder marketing. It’ll be built on clearer communication.
That’s what onBoulevard stands for.
We build tools and stories that make trust tangible.
Because clarity builds trust.
And trust builds value.
If you’re reading this, you’re already part of that 3% — the side building Zimbabwe’s next real estate era.
CLOSING
The next era of Zimbabwean real estate won’t be shaped by whoever lists the most properties — it’ll be shaped by whoever communicates the most clearly.
Because as the market matures, buyers will stop asking, “What’s available?” and start asking, “What’s verifiable?”
That shift changes everything:
Agents evolve from sellers to advisors.
Developers evolve from builders to brands.
Buyers evolve from dreamers to decision-makers.
And at the centre of that evolution sits one idea — clarity.
That’s the future onBoulevard is building toward.
A market where credibility is the currency, and evidence is the language everyone speaks. We’re not waiting for that future to arrive — we’re building the foundation for it now, one clear story, one credible listing, one product at a time.
If you’re part of the few who value clarity over noise — welcome home.
Because the quiet minority building with evidence today will define the market everyone else follows tomorrow.
— Zivanai
Founder, onBoulevard
→ See how the ROI Memo brings that clarity to life
NEXT STEPS
Developers/Agents: We’re opening 3 paid pilot slots for ROI Memos this month (discounted pricing, fast delivery, case study).
Diaspora Investors: Want to see clarity in action?
Reply to this email with a property link, and we’ll show how an Investor ROI Memo would frame it.
Disclaimer
This newsletter is for informational purposes only and does not constitute financial, legal, or tax advice. Nothing herein is a recommendation or endorsement of any specific investment, strategy, or service. We are not a broker-dealer, investment advisor, or underwriter, and we do not assess the suitability, legality, or regulatory compliance of any securities offering mentioned.
We may receive compensation, such as referral fees or commissions, when you purchase products or services through links or advertisements featured in this newsletter. Such compensation does not influence our editorial content and should not be considered an endorsement.