Real Estate Financial Modeling Tools

Standard Version: Mixed-Use Office Building/Industrial Building Ground-Up Development Pro-Forma Template



Academic / U.S. Military Price

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 Download Sample PDF Reports


An Excel-based analysis tool for the ground-up development, operation and ultimate disposition of a single- or multi-tenant commercial office building with or without ground-floor retail and with or without income-producing parking, or for the ground-up development, operation and eventual disposition of a single- or multi-tenant industrial building. 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
  • Includes copy/paste tab for “next buyer” analysis to be housed and presented in REFM’s Valuate® web-based software

Functional Highlights

The model supports the following:

  • Up to three office/industrial tenants with escalations by % and/or step, and with or without free rent
  • TIs (tenant improvements) paid according to bell-shaped curve allocations
  • LCs (leasing commissions) payable in multiple installments
  • One layer of construction debt financing with accruing Funded Interest Reserve; Permanent loan
  • Valuation and disposition of the retail component independently of the office component
  • Up to two joint venture equity partnership players, payable through a Preferred Return and a single residual cash flow split.

Model Tabs

1    Back of the Envelope Model
2    Assumptions Input
3    Capital Structure Exhibit
4    Stacking Plan Input
5    Office Tenant 1 Input
6    Office Tenant 2 Input
7    Office Tenant 3 Input
8    Master Leasing Tab
9    Monthly Sources & Uses of Funds Input
10  Monthly Cash Flow Exhibit
11  Public Parking Income Exhibit
12  Annual Sources & Uses Exhibit
13  Annual Cash Flow Exhibit
14  Joint Venture Partnership Structure Input
15  Waterfall Exhibit
16  Joint Venture Partnership Returns Summary Exhibit
17  Transaction Summary
18  Office TI & LC Amortization Schedule
19  Permanent Loan Amortization Schedule
20  Hard Costs Budget Schedule
21  Soft Costs Budget Schedule
22  Construction Bell Curve

Model Timeline

20 years (expandable)


Print-ready, brandable reports are included in the model. See the Sample Reports above.

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
  • 1 year of online ticket-based support
  • Ability to upgrade to the Pro model by just paying the difference in price

Need more power or flexibility?
Support Level

Standard Support, Priority Support

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