SmartHelping / Real Estate / Excel
10-Year Unit-Based Real Estate Acquisition Model
Evaluate a property acquisition with unit-specific rents, lease start dates, and scheduled rent increases. Connect purchase and development costs, financing, operating cash flow, and the exit to a monthly and annual investment analysis.
Immediate download after purchase. By purchasing, you agree to the Terms of Service.
Video walkthrough & spreadsheet preview
See the acquisition model in action.
Designed for smaller property acquisitions
Build the deal around the economics of each unit.
Unit-specific assumptions
Set the square footage, annual rent per square foot, and rent start month for each unit instead of applying one rent assumption to the entire property.
A clear modeling flow
The core acquisition and operating flow is arranged on a single tab, with monthly results rolling into an annual summary and a separate monthly cash-flow waterfall.
Acquisition, financing & exit inputs
Connect the purchase, development period, and exit.
Purchase price and closing costs
Enter the purchase price and closing costs to establish the acquisition assumptions.
Debt financing
Enter debt financing and the relevant loan terms to reflect the borrowing structure in the cash-flow analysis.
Construction and development costs
Set development costs and the construction start and end months. The required cash is spread evenly across the construction period.
Exit timing and value
Choose the end/exit month, exit capitalization rate, and selling fees. The exit month sets when the forecast stops, debt is repaid, and exit proceeds occur.
Unit-level revenue assumptions
Model when rental income starts and how it changes.
Unit size and starting rent
Enter each unit’s square footage and initial annual rent per square foot.
Rent start month
Choose when each unit begins generating rent, allowing units to start at different points in the forecast.
Scheduled rent change
Enter a new annual rent per square foot and the month when that change takes effect for each unit.
Ongoing annual increases
Set the annual rent increase that applies after the new rent level has been implemented.
Operating assumptions
Define the recurring property costs.
Operating expense slots
Enter annual expenses per unit in the user-defined expense slots. The first slot is reserved for property taxes, entered as an annual amount.
Expense growth
Set the annual expense increase rate to carry operating costs through the forecast.
Capital structure & investment performance
Follow capital requirements through to investor returns.
Equity required
A dedicated row identifies negative monthly cash flows and treats them as the capital required from sponsors and investors.
Joint-venture waterfall
Use the separate monthly waterfall to set contribution percentages and IRR hurdles for sponsor and investor cash flows.
Preferred equity or sole ownership
The equity structure supports hard or soft preferred equity. For a single operator, set the other side’s percentages to zero so cash flows go to the remaining pool.
DCF and IRR
Review the built-in discounted cash-flow analysis and final IRR performance based on monthly cash flows.
Financial summaries & visualizations
Review the deal from acquisition through exit.
Monthly operating results
Review monthly net operating income, cash flow, and equity requirements.
Annual summary
See the monthly forecast rolled into annual results for a broader view of the investment.
Exit valuation and cash-flow detail
Follow the exit valuation and the main cash-flow components through the analysis.
Sponsor and investor reporting
Review capital contributions, distributions, and visualizations of the deal’s key financial metrics.
Getting started
Move from unit assumptions to an investment view.
Set the acquisition assumptions
Enter purchase price, closing costs, financing terms, construction costs and timing, and the planned exit month.
Build the unit-level rent schedule
Add each unit’s square footage, initial rent, rent start month, scheduled rent change, and subsequent annual growth.
Enter expenses and equity terms
Set operating expenses and escalation, then configure sponsor/investor contribution percentages and waterfall assumptions.
Review cash flow and investment performance
Inspect monthly and annual results, funding needs, exit valuation, DCF, and IRR before revising the assumptions.
More templates in one purchase
Explore the bundles that include this model.
Additional resources
Explore the supporting tools and explanations.
Questions before you start
A few useful details.
What type of acquisition is this designed for?
It is designed for smaller real estate acquisitions that benefit from unit-level assumptions for square footage, rent, rent start dates, and scheduled rent changes.
How long is the forecast?
The model supports a 10-year analysis with monthly and annual views. The selected end/exit month defines when the forecast stops.
Can each unit have different rent timing?
Yes. Each unit has its own rent start month and a separate month for a scheduled change to a new annual rent per square foot.
How are construction costs scheduled?
Enter the construction or development costs and the start and end months. The required cash is spread evenly across that period.
How does the model show equity requirements?
A dedicated equity-required row treats negative monthly cash flows as capital needed from the sponsors and investors.
Can I model a joint venture?
Yes. The separate monthly waterfall supports contribution percentages and IRR hurdles, with flexibility for hard or soft preferred equity.
Can a sole operator use the model?
Yes. Set one side’s percentages to zero so the cash flows go to the remaining ownership pool.
Which return metrics are included?
The model includes DCF analysis and final IRR performance based on monthly cash flows, along with cash-flow, valuation, and contribution/distribution reporting.
How is the model delivered?
The $45 one-time purchase provides an immediate Excel download. It is also included in the bundles listed above.
Real estate acquisition planning
Connect unit-level rents to cash flow and investment returns.
10-Year Unit-Based Real Estate Acquisition Model — $45, one-time purchase.
