Multifamily Acquisition Model

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Upload Rent Roll

Upload an Excel rent roll (.xlsx, .xls, .csv). AI maps your columns automatically — unit types, counts, SF, in-place rents, market rents, and occupancy.

◆ Best results: use our rent roll template or Yardi/AppFolio standard exports.

Choose File

◆ What gets mapped

✓ Unit types, unit counts, SF per unit
✓ In-place rents and market rents
✓ Occupancy by unit type
✓ Other income line items
✓ Operating expense line items
✓ Purchase price, debt assumptions (if present)
✓ Free rent / concessions schedules

◆ Or load a sample deal

Asset Name

Market / MSA

Year Built

Asset Class

Value-Add?

◆ Acquisition

Purchase Price ($M)

Closing Costs (%)

Upfront CapEx ($K)

Hold Period (yrs)

◆ Exit

Exit Cap Rate (%)

Selling Costs (%)

Unit Type	# Units	SF	In-Place/Mo	Market/Mo	Occ%

◆ Approved Market Rent Reference

Approved Market Rent ($/SF)

Pull Approved Rent Assumption

Reference only — this does not overwrite the rent roll above. Apply the approved $/SF to unit-type Market/Mo rents at your discretion. This preserves the governance posture: approved assumptions inform underwriting; the underwriter applies them.

◆ Occupancy & Growth

General Vacancy (%)

Other Income/Unit/Mo ($)

Rent Growth Yr 1–5 (%)

Rent Growth Yr 6+ (%)

◆ Free Rent / Concessions

Unit Type	Free Rent (wks)	Applies To	Yr Effective

◆ Releasing Costs

Turnover Rate (%/yr)

Releasing Cost/Unit ($)

Avg Downtime Between Leases (days)

Leasing Commission (% 1st mo)

◆ Operating Expenses / Unit / Month

Marketing & Leasing ($)

Administrative ($)

Utilities ($)

Payroll & Benefits ($)

Repair & Maintenance ($)

Insurance ($)

Property Taxes ($)

CapEx Reserve ($)

Mgmt Fee (% of EGR)

OpEx Inflation (%/yr)

◆ Value-Add CapEx

Renovation Cost/Unit ($)

Units to Renovate

Reno Period (yrs)

Post-Reno Rent Premium ($)

◆ Loan Structure

Loan Amount ($M)

LTV (% of PP)

Interest Rate (%)

I/O Period (yrs)

Amortization (yrs)

Loan Term (yrs)

Lender Fees (%)

Prepayment Penalty (%)

Show monthly amortization detail in output

◆ Construction Financing (if applicable)

Construction Loan ($M)

Construction Rate (%)

◆ Construction Draw Schedule

Month	Draw Amount ($K)	Cumulative (%)

◆ Equity Waterfall — Partnership Structure

GP / Sponsor Equity (%)

Promote Structure

TIER 1 — Preferred Return

Pref Return (%)

GP Promote (%)

TIER 2 — First Promote

IRR Hurdle (%)

GP Promote (%)

TIER 3 — Second Promote

IRR Hurdle (%)

GP Promote (%)

TIER 4 — Super Promote (Above Tier 3)

IRR Hurdle (%)

GP Promote (%)

◆ Fees

Acquisition Fee (% of PP)

Asset Mgmt Fee (% AUM/yr)

Disposition Fee (% of Sale)

Construction Mgmt Fee (%)

◆ Monte Carlo (Scenario Range)

Rent Growth Low (%)

Rent Growth High (%)

Exit Cap Low (%)

Exit Cap High (%)

◆ Scenario Presets

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Multifamily Acquisition Model

Upload a rent roll to auto-populate, or manually enter assumptions across the tabs on the left. Supports value-add, stabilized, and construction scenarios.

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Property Summary

Capitalization

Rent Roll Detail

In-Place vs Market — Upside Analysis

Releasing Cost Analysis

Year 1 Stabilized Pro Forma

Multi-Year Cash Flow Projection

Loan Summary

Amortization Schedule

Property-Level Returns

Fee-Adjusted Returns

Equity Waterfall — Partnership Distribution

LP vs GP Return Summary

Levered IRR — Exit Cap Rate vs Rent Growth

Equity Multiple — Exit Cap Rate vs Purchase Price