From quick wins to lasting value—what real operators taught us about energy savings through Measurabl’s Optimize
At our recent ROI of Sustainability webinar, leaders from Rubenstein Partners and Unico Properties showed how they use Measurabl Optimize to connect day-to-day operations to NOI and asset value. With electricity rates climbing 10–20% across major U.S. markets and Building Performance Standards (BPS) expanding in 13 jurisdictions and counting, they needed a data-driven way to sustain efficiency gains, de-risk compliance, and avoid adding headcount.
For Rubenstein Partners, the focus on operational performance has translated into $629K in avoided energy costs to date. Unico Properties is seeing similar results, with $500K in cumulative avoided costs since installing Optimize, including $150K in savings in 2024 alone, driven by sustained 10% energy-cost reductions across its portfolio.
Read on for more insights from the webinar.
Their takeaway: when teams act on real-time operational data, buildings become more predictable, less costly, and more valuable. It all starts with trusted data. Reliable, granular insights are the foundation that turns sustainability intent into operational performance—and transforms energy management from a reporting exercise into an investment strategy.
Turning Operations Into Strategy
Electricity prices are rising across most U.S. markets, with some regions seeing double-digit increases in a single year. For leaders like Rubenstein and Unico, data has become essential to staying ahead.
“You can’t operate buildings today without knowing where your dollars are going,” said Sal Dragone, Principal & Director of Property Management at Rubenstein Partners.
“It’s not just about reducing usage — it’s about using energy smarter, and understanding how operational decisions translate directly into value.”
Both firms began their journeys with Measurabl more than a decade ago, starting with interval data tracking long before “proptech” became standard practice. Today, real-time analytics and demand management have replaced guesswork with precision — shifting the conversation from how much energy is used to when and why.
Optimization used to mean costly projects. Replace lights. Add VFDs. Upgrade HVAC. Those investments mattered—and many portfolios have already invested in them. But what these firms have proven is that real cost savings means investing in real-time monitoring of operations: timing starts, limiting peaks, and tightening control strategies based on what’s actually happening in a building every 15 minutes.
That “when” is critical. Demand charges can represent a quarter to a third of a bill. If a chiller or air handler kicks on at 11 p.m. and spikes load, buildings can lock in at a painful rate for the entire billing period. Real-time interval data through Optimize surfaces those anomalies immediately, so teams can fix the cause before it becomes a month-long tax on NOI.
Rubenstein’s Results
Read the full case study: Rubenstein Partners: Turning Operational Efficiency into Investment Value
Why a BMS Alone Isn’t Enough
A building management system (BMS) tells you what systems are set to do. Real-time data shows you what they’re actually doing. That difference matters. During the webinar, panelists shared examples of hidden inefficiencies—midnight load spikes, outdated startup schedules, weekend overrides—that went unnoticed until Optimize surfaced them.
“BMS doesn’t solve the problem,” Sal said. “You need real-time data to see what’s really happening and fix issues as they happen.”
A Platform Built for Operators
That’s where Measurabl’s Optimize solution comes in — bridging the gap between what systems are programmed to do and what they actually do.
Optimize equips property teams with real-time visibility into energy use, demand peaks, and anomalies across portfolios—transforming interval data into actionable measures.
It turns live interval data into actionable insights—helping owners and operators:
- Detect and fix anomalies in real time
- Benchmark and compare building performance
- Verify energy projects and ROI
- Align operations with sustainability and compliance goals
Through Measurabl’s Custom Savings Report, owners can even quantify hidden ROI—seeing where real-time insights could reduce demand costs, prevent equipment loss, and protect NOI.
For Rubenstein and Unico, the platform has become an essential layer between engineering, property management, and asset management—linking day-to-day operations with financial outcomes.
“You can install programs all day long, but if people aren’t logging in and taking action, nothing changes,” said Philip Bing, Director of Engineering at Unico.
“Optimize worked because it’s easy to use, and we built it into our job descriptions, policies, and monthly operations reviews.”
Unico’s Results
Read the full case study: Turning Operational Efficiency into Investment Value with Optimize
How to Use Measurabl’s Optimize to Deliver Results
- Make Demand Visible—and Actionable
Energy represents 20–30% of most building OPEX. Yet a single spike in demand can lock in higher rates for an entire billing period. With Optimize, teams can see those spikes in real time and prevent them before they cascade into higher costs.
At Unico, a downtown office property was consistently running 10–12¢/sf higher in utilities than its peers. Interval data revealed the culprit: the building was starting at 3 a.m.—three hours earlier than necessary. Adjusting start times preserved comfort and cut costs immediately.
At another property, a chiller was cycling on and off overnight, unseen by operators. The Optimize alert saved the team from what could have been a six-figure equipment failure.
- Build a Culture of Continuous Improvement
Both firms emphasized that optimization isn’t just a technology—it’s a process.
Unico conducts monthly “Measures Reviews” where every site reviews its Optimize measures, shares wins, and discusses lessons learned. It’s not about blame; it’s about building a shared culture of proactive management.
“Years ago, engineers thought of energy management as ‘big brother.’ Now, it’s a resource,” said Sal. “If something goes wrong, we use it to learn, fix the root cause, and move forward smarter.”
- Turn Data Into a Competitive Advantage
In today’s leasing environment, operational performance has become a differentiator.
“Our tenants are more sophisticated—they have sustainability goals of their own,” said Phil.
“Optimize helps us show control over costs and compliance. That builds confidence and gives us an edge when renewing or signing leases.”
Optimize also helps teams stay ahead of compliance requirements by aligning energy tracking and real-time monitoring with ENERGY STAR® Portfolio Manager data. For owners managing mixed lease structures (from triple-net to gross), that transparency protects NOI by keeping total occupancy cost predictable.
- Drive Predictive Maintenance & Equipment Longevity
The tool’s continuous monitoring and analytics allow teams to spot subtle performance drift—like gradual temperature or pressure changes—before they escalate.
“We’re moving toward predictive maintenance,” said Phil.“Even a 0.5-degree shift in supply temperature over time can tell you something’s happening. Catching that early keeps equipment reliable and comfort consistent.”
“I look at Optimize data two or three times a week across our 100+ buildings,” Sal explained. “When I present to ownership, I can show not just what we spent, but what we did to protect that spend. That builds credibility.”
The Takeaway
Data-driven management is the bridge between operations and performance. Tools like Optimize transform energy management from a one-time project into a continuous performance strategy—one that unites engineering, finance, and sustainability under a single view of building performance.
“These aren’t just engineering wins,” Sal concluded. “They’re proof points. Every avoided kW, every corrected measure—it all adds up to asset value.”
Experience Measurabl Optimize’s Real-Time Building Insights and Enhance Sustainability Performance
Unlock real-time visibility, reduce energy spend, and create value with Optimize.
Request a Custom Savings Report by reaching out to sales@measurabl.com or schedule a demo today.