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2004 President Adjusted R-Square Statistic apartment operating costs apartment properties apartments in structures capital and operating capitalization rate coefficient College All rights combination of capital Components of Operating cost components costs of multifamily Decade of Construction Descriptive Statistics determinants of operating differences diseconomies of scale economies of scale exceed two paragraphs Fellows of Harvard Harvard College housing quality Hypothesis included included included Independent Variable isocost isoquants level q2 low-rise management fees maximizing median mortgage NAA data NAA sample NAA survey National Apartment Association newer properties operating expense operating income operating inputs owners and managers PHOCS POMS present value President and Fellows properties built Property Owners property quality property taxes public housing quality level real estate regression rental revenue reserved Short sections rights reserved Short salaries scale in property sections of text shown in Exhibit total cost total operating costs tradeoffs turnover unit per month utilities expenses