Tools

Commercial real estate deals turn on arithmetic that sponsors and family offices must check before anyone signs a term sheet or a subscription agreement. These calculators show it plainly.

Readers settle specific questions here. One is which lender test caps the senior loan: debt yield, debt service coverage, loan to value or loan to cost. Another is how wide the gap between sources and uses grows after hard costs run over. Preferred return accrual gets tested against the waterfall in the operating agreement. Breakeven occupancy gets checked against the rent roll. Family offices can weigh commitment size against liquidity needs, and diligence evidence drawn from the private placement memorandum and sponsor track record gets scored for coverage.

• Breakeven occupancy and reserve runway calculator
  Estimate the occupancy at which rent covers expenses and debt service, then see the cash flow and how many months of reserves last when income falls short.
• Capital stack and funding gap calculator
  Add senior, mezzanine, preferred & common equity against total uses of funds to see sources, the funding gap and each layer’s share of the capital stack.
• Cost overrun and equity gap calculator
  Test a construction cost overrun against a fixed loan commitment and see the new total budget plus the extra equity a sponsor must bring to close the gap.
• Data room index template
  A fill in template that lists what belongs in a data room index, from folder structure and founder resumes to version control and subscription documents.
• Debt sizing with the binding constraint calculator
  Size a commercial loan from net operating income and property value, then see which lender test sets the proceeds and why that test binds first for a sponsor.
• Equity versus debt raise comparison calculator
  Compare debt and equity for the same raise and see what each leaves the sponsor after interest, preferred return and the investor’s profit share over the hold.
• Exit valuation and refinance gap calculator
  Estimate exit value from net operating income and cap rate, size the new loan against lender limits, and see whether a refinance leaves a paydown or excess.
• Family office exposure and liquidity bridge calculator
  Estimate the real estate share of a family office portfolio and test how capital calls and distributions change liquid assets and the months of coverage ahead.
• Investor update and reporting outline template
  This fill in template outlines what an investor update and reporting package covers, from cadence and audit notices to fees and the financial statements.
• Offering budget template
  This offering budget template records the raise size, upfront fees, acquisition & asset management fees, and outside costs a reviewer expects to see.
• Partner governance scenario worksheet calculator
  Model how a capital call shifts ownership and voting between two partners, and see whether either side can approve or block major decisions alone afterward.
• Partner vetting question set template
  A fill in template listing the questions, data requests and negotiation items a sponsor, capital raiser or family office records when vetting a partner.
• Pitch deck outline for a real estate raise template
  A fill in template that shows what a pitch deck outline for a real estate raise holds, from page count and timeline to risk management and investor questions.
• Preferred return accrual and coverage calculator
  See how much preferred return has accrued on invested equity and whether this year’s cash covers it, using simple or compounded accrual for equity deals.
• Sponsor diligence checklist template
  A fill in template listing 14 fields for a sponsor diligence checklist, from financials and track record to credit history and litigation for each deal.
• Sponsor diligence evidence coverage calculator
  Score how much of a sponsor’s story is backed by independent records, from track record to fees, and see the weight of diligence still open across 12 checks.
• Stress test assumptions record template
  A fill in template for a stress test assumptions record, with what to enter in each field and why family offices and other reviewers check it before funding.

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