Property Details

Property Name / Address

Building SF

Land SF

Year Built

# Tenants

Building Class

Location Quality

Rent Roll & Income

Annual Base Rent

Rent / SF / Yr

Occupancy (%)

Lease Term Left (Yrs)

CAM Reimb ($/SF/yr)

Other Income ($/yr)

Acquisition Costs

Purchase Price

Going-In Cap Rate

Closing Costs

TI Allowance ($/SF)

Leasing Comm.

Cap Reserves ($/SF/yr)

CapEx Budget

Financing

Loan-to-Value

Interest Rate

Amortization (Yrs)

Loan Term (Yrs)

Loan Amount—

Equity Required—

Monthly Payment—

Price / SF—

Loan Constant—

GRM—

Lease Structure

Lease Type

Tenant Credit Quality

Rent Escalation

Renewal Options

Operating Expenses ($/SF/yr) NNN → $0

RE Taxes

Insurance

CAM / Maintenance

Utilities

Repairs & Maint.

Other OpEx

Mgmt Fee (% EGI)

Expense Growth

Investment Parameters

Hold Period (Yrs)

Exit Cap Rate

Sales Costs

Mkt Appreciation

Discount Rate

Target IRR

Year 1 CapEx Budget

Percentage Rent (Retail Overage) Optional

Leave Tenant Sales at $0 to disable. Common on restaurant & anchor tenant leases — tenant pays base rent + a % of gross sales above a breakpoint.

Tenant Sales ($/SF/yr)

Sales Growth (%/yr)

Percentage Rent Rate

Typical range: 4–8% of sales over breakpoint (restaurants/retail)

Breakpoint Type

🌱 Green & ESG

Green Certification

🔍 Estimate my LEED points

Integrative Process (0–1)

Location & Transport (0–16)

Sustainable Sites (0–10)

Water Efficiency (0–11)

Energy & Atmosphere (0–33)

Materials & Resources (0–13)

Indoor Env. Quality (0–16)

Innovation (0–6)

Regional Priority (0–4)

0/110 points

Based on USGBC LEED BD+C v4.1 category structure (110 possible points). Simplified estimate, not an official LEED score. Full scorecard →

Current Annual Utility Cost

Est. Annual Utility Savings

Eligible for Green Financing (Fannie Mae / Freddie Mac)

Rate Discount

Reflects agency green financing programs and modeled utility savings. Federal residential energy tax credits (25C/25D) expired for property placed in service after 2025 and are not modeled.

🌊 Climate & Insurance Risk

Climate/Insurance Risk Tier

GAO found premiums 58% higher in high vs. medium wind-risk areas; CRE insurance is up 150%+ since 2017 in climate-exposed markets. Look up your property's actual risk free at firststreet.org — this applies a modeled adjustment on top of your entered Insurance cost when you calculate.

Deal Notes & Flags

1031 Exchange Cost Segregation Sale-Leaseback

📈 Investment Returns

🏦 Debt & Coverage

💧 Year 1 Cash Flow Waterfall

🎯 Deal Quality Scorecard

🌱 Green & ESG Impact

🔬 Scenario & Sensitivity Analysis

Exit Cap Rate Sensitivity

Rent Growth Sensitivity

Occupancy Sensitivity

📋 Annual Proforma

Run the calculator to see your proforma.

Cash Flow vs. Debt Service

NOI Growth

Cumulative Cash Return

Rent Schedule (with escalations)

Year 1 Revenue Breakdown

Levered IRR vs. Exit Cap Rate

Commercial & Retail Proforma

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