Real Estate Financial Modeling Tools

Professional Version: Mixed-Use Condominium Building/Townhome Ground-Up Development Pro-Forma Template



SKU: SKU-109 Category:

An Excel-based spreadsheet analysis tool for the ground-up development of a residential condominium building with or without up to three retail tenants, and with or without parking and storage components. This template also applies to the analysis of townhouse developments.

The model is monthly in nature, and it is a 100% unlocked Excel file with fully transparent formulas that can be further tailored to suit the particulars of your transactions.

User-friendly Features


  • Compatible with both PC and Mac
  • Includes instructions for use, with detailed annotations tied to select cells
  • Two-page assumptions input and reporting screen optimized for dashboard-style viewing
  • Persistent calculation checks and data validation protections to prevent faulty inputs
  • Hyperlink navigation enables fast, intuitive access to all tabs
  • Institutional-quality print-ready reporting tabs that are brandable to your company
  • S-Curve distribution of Soft Costs by individual line item
  • No circular references impacting the calculation of the construction loan size and funded interest.

Functional Highlights

The model supports the following:

  • Discounted pre-sales contracts for market rate units prior to the start of construction, with the ability to use up to 100% of pre-sales Deposits towards development costs
  • Affordable-priced (non-market rate) unit component
  • Land equity, land owner IRR “kicker”, and land owner in-kind condominium unit payment
  • Land loan
  • Up to two layers of debt financing (Senior with accruing Funded Interest Reserve, and Mezzanine)
  • Up to three joint venture equity partnership players and up to two 5-tier lookback IRR waterfalls.

Model Tabs

1    Back of the Envelope Analyses (Units-based and FAR-based)
2    Assumptions Input
3    Unit Mix and Pricing Input
4    Capital Structure Exhibit
5    Monthly Sources and Uses of Funds Input
6    Monthly Cash Flow Exhibit
7    Retail Tenant #1 Input
8    Retail Tenant #2 Input
9    Retail Tenant #3 Input
10  Master Retail Leasing Exhibit
11  Annual Sources and Uses of Funds Summary Exhibit
12  Annual Cash Flow Summary Exhibit
13  Joint Venture Partnership Structure Input
14  Monthly Profit Partitioning Waterfall #1 Exhibit
15  Monthly Profit Partitioning Waterfall #2 Exhibit
16  Three-Player Joint Venture Partnership Returns Summary Exhibit
17  Two-Player Joint Venture Partnership Returns Summary Exhibit
18  Retail Tenant Improvements and Leasing Commissions Amortization Exhibit
19  Land Acquisition Costs Schedul Input
20  Soft Costs Budget Schedule Input
21  Hard Costs Budget Schedule Input
22  Gantt Chart Input and Exhibit
23  Construction Bell-Shaped Curve Lookup Table

Model Timeline

15 years (expandable)


Brandable, print-ready reports are included in the model. See the Sample Reports link on the top right.

License Type And Multiple-User Pricing

Licenses are sold on a per-user basis
Multi-user pricing quotes are available here

Included With Purchase

  • Blank template (inputs are all set to zero) and a version of the template with a sample deal loaded in
  • Standard version of the template for crisp presentation of less complex deals
  • 1 year of online ticket-based support

SPECIAL BONUS ($179 value)

Equity Joint Venture Partnership and Waterfall Modeling Bootcamp Video Tutorial included with purchase

Includes the following items, which never expire:

 Online access to an easily navigated 80-minute Video Tutorial, playable on any device including PC, Mac, phones and tablets

 PDF of the 60-slide presentation

 Accompanying fully-unlocked, annotated Excel file, compatible with both PC and Mac, with the following tabs:

  1. Preferred Return Non-Compounded Annual
  2. Preferred Return Non-Compounded Annual Solution
  3. Preferred Return Compounded Monthly
  4. Preferred Return Compounded Monthly Solution
  5. 3-Tier Annual Waterfall with Look-Back
  6. Double-Promote Profit Sharing
  7. Double-Promote Monthly Waterfall # 1 with Look-Back
  8. Exercise – Rebuild Tier #3
  9. Double-Promote Monthly Waterfall #2 with Look-Back
  10. Double Promote Returns Summary Exhibit
  11. Alternate Compounding Periods
  12. Sample Partnership Structure 1
  13. Sample Partnership Structure 2
  14. Sample Partnership Structure 3
  15. Claw-Back.
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Support Level

Standard Support, Priority Support

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