PROMPT LIBRARY

AI Prompts for Commercial Real Estate Brokers

Sourcing & Screening

Four prompts for pricing, positioning, and evaluating listings.

BRK-SCR-01 Designed for Apers

Listing Price Recommendation Model

Build a listing price recommendation model in Excel. Inputs: subject property NOI, SF, unit count (if applicable), and up to 8 comparable sales (each with sale price, SF, units, and NOI). The model calculates three valuation approaches: income approach (NOI / cap rate range derived from comps), sales comparison (price per SF and price per unit from adjusted comps), and gross rent multiplier (sale price / gross income from comps). For each approach, output a value range (low/mid/high). Reconcile into a recommended listing price range with user-defined weighting across the three methods. Format as a clean one-page output suitable for a listing presentation.

BRK-SCR-02 Designed for Apers

Seller Net Proceeds Model

Build a seller net proceeds model in Excel. Inputs: expected sale price, existing loan payoff amount, prepayment penalty (if any), broker commission rate, transfer tax rate, title and escrow costs, attorney fees, and any other closing costs. The model calculates: gross sale price, total closing costs (itemized), net proceeds before taxes, estimated capital gains tax (based on user-input original basis and depreciation taken), and net proceeds after taxes. Include a sensitivity section showing net proceeds at 3-5 different sale prices so the seller can see the impact of pricing decisions.

BRK-SCR-03 Designed for Apers

Buyer Return Calculator

Build a buyer return calculator in Excel designed for inclusion in marketing materials. Inputs: asking price, in-place NOI, projected NOI growth rate, hold period, exit cap rate, and assumed financing terms. The model calculates: going-in cap rate, Year 1 cash-on-cash return, projected levered IRR, equity multiple, and total profit over the hold period. Keep the layout clean and professional - this goes in front of buyers. Use clear labels, minimal rows, and professional number formatting. Include a small sensitivity showing returns at 3 different exit cap rates.

BRK-SCR-04

Price Per Unit/SF Benchmarking Model

Build a comparable sales benchmarking model in Excel. Input up to 10 recent sales, each with: property name/address, sale date, sale price, SF, unit count, and NOI. The model calculates: price per SF, price per unit, and cap rate for each comp. Include a summary statistics section: average, median, min, max, and standard deviation for each metric. Plot the subject property's asking price against the comp range to show where it falls (above, at, or below market). Format as a clean comparison grid that can be inserted into a listing presentation or buyer package.

Core Underwriting & Pro Forma

Three prompts for building broker-level financial projections.

BRK-UW-01 Designed for Apers

Simplified Listing Pro Forma

Build a simplified 5-year pro forma in Excel for inclusion in a listing book. Inputs: current rent roll summary (gross potential rent), vacancy rate, other income, line-item operating expenses, and capital reserves. Growth assumptions: rent growth rate and expense growth rate (single rates, not line-by-line). The model projects revenue, expenses, and NOI for 5 years. Keep it clean - no debt, no returns analysis. This is a property-level operating projection for buyers to use as a starting point for their own underwriting. Format with professional headers and clean number formatting.

BRK-UW-02 Designed for Apers

Buyer-Facing Returns Model

Build a buyer-facing returns model in Excel to include in an offering memorandum. Inputs: asking price, Year 1 NOI, NOI growth rate, hold period, exit cap rate, and assumed financing (LTV, rate, amortization). The model should show: going-in cap rate, levered and unlevered IRR, equity multiple, and cash-on-cash return by year. Include a simplified annual cash flow table (5 years). This model should be conservative and transparent - buyers will scrutinize it. No hidden assumptions. All inputs clearly labeled and visible. Format for professional presentation.

BRK-UW-03 Designed for Apers

Before/After Value-Add Model

Build a before-and-after value-add model in Excel for repositioning listings. Two columns side by side: current performance and pro forma (post-renovation) performance. Inputs for current: rent roll, vacancy, expenses, NOI, and cap rate value. Inputs for pro forma: target rents, target vacancy, projected expenses, renovation budget, and stabilized cap rate. The model calculates: current value, stabilized value, gross value creation, renovation cost, and net profit. Include a simple return on cost metric (stabilized NOI / total cost) and a buyer's projected IRR assuming they execute the renovation. Format as a clean comparison that sells the value-add story.

Due Diligence & Analytical

Four prompts for analyzing and presenting property financials.

BRK-DD-01 Designed for Apers

Rent Roll Summary for OM

Build a clean rent roll summary model in Excel formatted for inclusion in an offering memorandum. Input the full rent roll with: unit/suite, SF, tenant name (or unit type for multifamily), current rent, lease start, and lease expiration. The model should produce: a formatted tenant roster sorted by SF (largest to smallest), total occupied and vacant SF, physical and economic occupancy rates, weighted average rent per SF and per unit, weighted average remaining lease term, and a lease expiration summary (SF and revenue expiring by year). Clean, professional formatting with no raw data visible - only the polished output.

BRK-DD-02 Designed for Apers

Historical NOI Trend Model

Build a historical performance model in Excel showing 3 years of operating results. Input 3 years of income and expense data (line-item). The model should show: year-over-year revenue growth, year-over-year expense growth, NOI trend (growing, stable, declining), expense ratio trend, and a per-unit and per-SF analysis for each year. Format as a clean 3-column table (Year 1, Year 2, Year 3) with percentage changes between each year. This goes in the financials section of a listing book.

BRK-DD-03 Designed for Apers

Expense Ratio Analysis Model

Build an expense ratio analysis model in Excel. Input the subject property's operating expenses (line-item) and up to 5 comparable properties. For each property, calculate: total expense ratio (operating expenses / effective gross income), per-unit and per-SF expense, and line-item expense as a percentage of EGI. Show the subject property's rank versus comps on each metric. Highlight line items where the subject property is more efficient than the comp average (selling point) and where it's less efficient (potential upside for a buyer). Format as a clean comparison table for the financials section of a listing package.

BRK-DD-04

Occupancy and Revenue Trend Model

Build an occupancy and revenue trend model in Excel. Input 24 months of monthly data: occupancy rate, gross revenue, and effective revenue (net of concessions/vacancy). The model calculates: average occupancy over the period, trailing 3-month and 12-month occupancy, revenue per occupied unit/SF, and the trend direction. Include a seasonality analysis: does occupancy or revenue show a recurring pattern? Output a formatted summary table showing the trailing performance suitable for a buyer presentation, emphasizing positive trends.

Reporting, Marketing & Presentation

Fourteen prompts for creating professional marketing materials and client deliverables.

BRK-RPT-01 Designed for Apers

OM Financial Summary Model

Build an offering memorandum financial summary model in Excel. Inputs: property name, asking price, NOI, unit count or SF, rent roll summary data, T-12 financials, and 5-year pro forma projections. The model produces a formatted financial summary page with: pricing metrics (cap rate, price per unit, price per SF, GRM), current year operating statement (revenue, expenses, NOI), and a 5-year projection. All on one page, cleanly formatted with professional headers, consistent number formatting (no decimals on large numbers, percentages to one decimal), and a clear visual hierarchy. This is the centerpiece financial page of the OM.

BRK-RPT-02 Designed for Apers

Buyer Returns Model for OM

Build a buyer-facing returns exhibit model in Excel. Inputs: asking price, financing assumptions (LTV, rate, IO period, amortization), NOI from the listing pro forma, and hold period. Calculate: equity required, annual cash flow after debt service, exit proceeds, levered IRR, equity multiple, and average cash-on-cash. Display as a clean annual summary table (equity invested, cash flow by year, exit proceeds, total return). Include a sensitivity showing returns at 3 different financing scenarios (conservative, moderate, aggressive leverage). Format for direct insertion into the OM.

BRK-RPT-03 Designed for Apers

Market Comp Grid

Build a sales comp grid model in Excel. Input up to 10 comparable sales, each with: property name, address, sale date, sale price, SF, units, NOI, and cap rate. The model outputs a formatted comparison grid with: price per SF, price per unit, cap rate, and days on market (if available) for each comp. Include summary rows: average, median, and range. Highlight where the subject property's asking price falls within the comp range. Format as a professional one-page exhibit for the listing book with clean borders and consistent alignment.

BRK-RPT-04

Rent Comp Grid

Build a rent comparable grid model in Excel. Input up to 10 comparable rental properties, each with: property name, address, unit type or SF range, asking rent (per unit or per SF), concessions, effective rent, occupancy, and year built. The model outputs a formatted grid comparing all comps. Include summary statistics: average, median, and range for asking rent and effective rent. Show the subject property's current rent position versus comps (above/at/below market). Format as a professional one-page exhibit. For multifamily, include per-unit and per-bed comparisons; for commercial, include per-SF.

BRK-RPT-05 Designed for Apers

Historical Financial Statement Model

Build a historical financial statement model in Excel formatted for buyer review. Input 3 years of actual operating results: line-item revenue and expenses. The model formats them as a clean income statement with: revenue section (GPR, vacancy loss, concessions, other income, EGI), expense section (by line item, then total), and NOI. Show each year side by side with dollar and percentage change between years. Include per-unit and per-SF metrics for all three years. Format as a presentation-ready page with headers, consistent formatting, and total lines. No analysis - just clean presentation of the numbers.

BRK-RPT-06

Cash Flow Projection for OM

Build a 5-year cash flow projection model in Excel for an offering memorandum. Inputs: Year 1 revenue (from rent roll), revenue growth rate, expense line items, expense growth rate, and capital reserves. The model projects 5 years of operations, showing: effective gross income, operating expenses, NOI, capital reserves, and net cash flow. Optionally, the user can add a row for assumed debt service and show cash flow after debt service. Keep the format identical to the historical financial statement model so the two can sit side by side in the OM. Professional formatting, one page.

BRK-RPT-07 Designed for Apers

Pricing Guidance Model

Build a pricing guidance model in Excel for pre-listing consultations with sellers. Input: property financial data (NOI, gross income, SF, units), comparable sales data, and comparable cap rates. The model calculates value under three approaches: income approach (NOI at 3 cap rates - aggressive, market, conservative), comparable sales approach (adjusted price per unit/SF from comps), and replacement cost approach (land value + construction cost per SF minus depreciation, if applicable). Reconcile into a recommended listing price range. Include a net proceeds estimate at the low, mid, and high listing price. Format as a clean 2-page output for a listing presentation to the seller.

BRK-RPT-08

Buyer Closing Cost Model

Build a buyer closing cost estimate model in Excel. Inputs: purchase price, down payment percentage, loan terms, and jurisdiction-specific costs. The model itemizes: lender fees (origination, appraisal, processing), title insurance (owner's and lender's), escrow fees, recording fees, transfer taxes, survey, environmental assessment (Phase I), property inspection, attorney fees, insurance deposit, tax proration, and any other user-defined costs. Calculate: total closing costs, total cash to close (down payment + closing costs), and closing costs as a percentage of purchase price. Format as a clean estimate sheet the broker can share with the buyer.

BRK-RPT-09

Seller Net Sheet

Build a seller net sheet model in Excel. This is a simplified version of the seller net proceeds model, formatted as a single-page handout for listing presentations. Input: expected sale price. The model itemizes all deductions: broker commission, title costs, escrow, transfer tax, recording, attorney fees, outstanding liens/loan payoff, prorated taxes, and any other seller credits or charges. Output: net proceeds to seller. Include a quick comparison showing net proceeds at the asking price, 5% below asking, and 10% below asking, so the seller can see the impact of negotiation. Clean, professional, one-page format.

BRK-RPT-10 Designed for Apers

Lease-Up Projection for Vacant Listing

Build a lease-up projection model in Excel for a listing with significant vacancy. Inputs: total leasable SF, current occupancy, market rent per SF, projected absorption pace (SF per month or per quarter), lease-up concessions, and operating expenses. The model should project: occupancy ramp by month until stabilization, revenue ramp (gross and effective after concessions), operating expenses (partially variable with occupancy), and projected NOI at stabilization. Include a stabilized value estimate and a timeline to stabilization. This helps buyers understand the upside and timeline for a vacant or partially vacant property. Format for the OM.

BRK-RPT-11 Designed for Apers

Value-Add Narrative Model

Build a value-add narrative model in Excel for repositioning opportunities. Two-column format: "Current" and "Stabilized." Revenue section: current rent roll vs. projected post-renovation rents (by unit type or tenant). Expense section: current expenses vs. projected stabilized expenses (with efficiency improvements highlighted). NOI: current vs. stabilized. Value: current (NOI / current cap rate) vs. stabilized (stabilized NOI / market cap rate). The bottom section shows: renovation budget, total cost basis, value creation (stabilized value minus total cost), and return on cost. This tells the value-add story visually for buyer marketing.

BRK-RPT-12 Designed for Apers

1031 Exchange Buyer Model

Build a 1031 exchange buyer analysis model in Excel. Inputs: exchange proceeds (from relinquished property sale), minimum replacement property value (to defer all gains), maximum new loan amount, and the subject listing's asking price and financials. The model should show: whether the subject property qualifies as a replacement property (price and equity requirements met?), the buyer's equity and financing structure using exchange proceeds, and projected returns on the exchange investment. Compare to a non-exchange buyer (who pays capital gains and invests net proceeds) to show the tax-advantaged return benefit.

BRK-RPT-13

Debt Assumption Analysis Model

Build a debt assumption analysis model in Excel for listings with assumable financing. Inputs: existing loan terms (balance, rate, remaining IO period, remaining term, amortization), current market financing terms, and asking price. The model should compare two scenarios: buyer assumes the existing loan vs. buyer gets new market-rate financing. For each, calculate: equity required, annual debt service, cash-on-cash return, levered IRR, and total cost of debt (including assumption fees vs. origination costs). Highlight the savings from assumption if the existing rate is below market. Format as a marketing exhibit that demonstrates the value of the assumable debt.

BRK-RPT-14 Designed for Apers

Broker Opinion of Value (BOV) Model

Build a broker opinion of value model in Excel. This is a comprehensive valuation worksheet for pre-listing or consulting engagements. Include three valuation sections: income approach (direct capitalization at 3 cap rates plus a DCF over 5 years), sales comparison approach (up to 10 comps with adjustment grid), and cost approach (land value + replacement cost minus depreciation). Each section produces a value estimate. A reconciliation section applies user-defined weights to each approach and calculates a final BOV range (low/mid/high). Include a one-page formatted summary suitable for presentation to the client, with supporting detail on subsequent pages.

Multifamily

Six prompts for apartment and multifamily listings.

BRK-MF-01 Designed for Apers

Multifamily OM Financial Page

Build a multifamily OM financial page model in Excel. Input: unit mix (type, count, SF, rent), vacancy rate, other income, T-12 expenses, and 5-year growth assumptions. Output a formatted page with: unit mix table (showing per-unit and per-SF rent), income and expense statement, NOI summary, and a 5-year pro forma projection. Include key metrics: cap rate, price per unit, price per SF, expense ratio, and GRM. All on one page with clean formatting and professional headers.

BRK-MF-02 Designed for Apers

Value-Add Multifamily Pitch Model

Build a value-add pitch model for multifamily in Excel. Inputs: current rent roll by unit type, comparable renovated rents (from comps), renovation cost per unit by scope (light, medium, heavy), and number of units in each renovation tier. The model shows: current income, potential income post-renovation (blended across tiers), incremental NOI, value creation at a market cap rate, and renovation budget. Format as a single compelling page that shows the buyer exactly what the opportunity is: spend X, earn Y more per year, increase value by Z.

BRK-MF-03 Designed for Apers

Multifamily Rent Comp Model

Build a multifamily rent comparable model in Excel. Input up to 15 comparable communities, each with: property name, year built, units, average rent by unit type (studio, 1BR, 2BR, 3BR), average SF by type, amenities, and concessions. Calculate: rent per unit and rent per SF by type across all comps, average, median, and range. Show where the subject property's rents fall within the comp set for each unit type. Include an adjustment section for age, quality, amenities, and location. Output a formatted comp grid for the OM.

BRK-MF-04

Multifamily Expense Benchmark

Build a multifamily expense benchmarking model in Excel for a buyer due diligence package. Input the subject property's T-12 expenses and up to 5 comparables. Calculate per-unit expenses by line item across all properties. Highlight where the subject is above or below the average. This model is designed to show a buyer that the property's expenses are in line with market (or that there's room for improvement). Format as a clean comparison table.

BRK-MF-05 Designed for Apers

New Construction Lease-Up Model

Build a lease-up projection model in Excel for a newly delivered multifamily listing. Inputs: total units by type, target rents, projected absorption rate (units per month), concession schedule (months of free rent), and stabilized operating expenses. The model projects: monthly occupancy ramp, gross revenue, concession costs, effective revenue, and NOI as the property leases up. Show the projected stabilization date and stabilized NOI. Include a stabilized value estimate. Format for the OM to help buyers underwrite the lease-up period.

BRK-MF-06 Designed for Apers

Condo Conversion Feasibility

Build a condo conversion feasibility model in Excel for a multifamily property listing. Inputs: current rent roll, estimated per-unit condo sale price (by unit type), conversion costs (legal, marketing, unit upgrades, HOA setup fees), and projected sellout pace (units per month). The model calculates: gross sellout revenue, total conversion costs, net profit from conversion, and conversion IRR. Compare to holding as a rental (standard pro forma with exit at cap rate). Show the premium or discount from conversion versus rental hold. Format as a comparison exhibit for buyer marketing.

Office

Four prompts for office property listings.

BRK-OFF-01 Designed for Apers

Office Listing Financial Summary

Build an office listing financial summary model in Excel. Input: tenant roster (name, SF, rent per SF, lease expiration, escalation terms), building SF, parking spaces and rate, and T-12 expenses. The model produces: a tenant roster table with rent and expiration info, weighted average lease term, weighted average rent, total in-place income, an operating statement, and a 5-year pro forma with rollover assumptions. Include a lease rollover schedule showing SF expiring by year. Format as 1-2 pages for the OM financials section.

BRK-OFF-02 Designed for Apers

Office Rent Comp Model

Build an office rent comp model in Excel. Input up to 10 comparable office properties, each with: property name, class (A/B/C), SF, asking rent per SF (NNN and full service), TI allowance being offered, free rent months, year built, and occupancy. Adjust rents to a common basis (all NNN or all full service) using a user-input expense pass-through estimate. Calculate: average, median, and range for net effective rent. Show where the subject property's rent falls within the comp set. Format as a clean grid for the listing book.

BRK-OFF-03

Sublease vs. Direct Lease Model

Build a sublease economics comparison model in Excel for tenant rep pitches. Inputs: direct lease terms (asking rent, TI, free rent, term) and sublease terms (sublease rent, existing build-out condition, remaining term). The model should calculate: total occupancy cost over the term for each option (rent, operating expenses, TI amortization, moving costs), net effective rent for each, and the savings (or premium) of the sublease versus direct. Include a break-even analysis: at what sublease rent does the sublease become more expensive than the direct lease? Format as a comparison table for the tenant presentation.

BRK-OFF-04 Designed for Apers

Office-to-Residential Conversion Feasibility

Build an office-to-residential conversion feasibility model in Excel. Inputs: current office building financials (NOI, vacancy, value at cap rate), estimated conversion cost per unit, number of residential units achievable, projected residential rents, and residential operating expenses. The model calculates: total conversion cost, post-conversion stabilized NOI, post-conversion value at residential cap rate, profit/loss versus selling as office, and conversion IRR. Include risk factors: conversion cost per SF sensitivity (costs often overrun). Format as a clean comparison: current office value vs. post-conversion residential value.

Retail

Four prompts for retail property listings.

BRK-RET-01 Designed for Apers

Retail Strip Center OM Model

Build a retail strip center OM financial model in Excel. Input: tenant roster with SF, base rent, NNN charges, percentage rent terms (if any), lease expiration, and reported tenant sales (if available). Revenue: base rent, NNN recovery, and percentage rent. Expenses: property-level expenses with NNN recovery offset. The model produces: a formatted tenant roster, an operating statement showing gross and net landlord income, occupancy cost ratio per tenant (rent / sales), and a 5-year projection with rollover assumptions. Format for the OM.

BRK-RET-02 Designed for Apers

NNN Lease Investor Model

Build a single-tenant NNN lease analysis model in Excel for investor marketing. Inputs: tenant name, credit rating (if applicable), lease rate, NNN charges, lease term, escalation schedule, renewal options, and asking cap rate. The model calculates: net cash flow to the investor (rent minus any landlord costs), annual and cumulative cash flow over the lease term, cash-on-cash yield by year with escalations, and value at each renewal option based on projected rent and cap rate. Include a lease-term sensitivity: if the tenant does not renew, what is the investor's total return versus a full-term hold? Format as a clean investor handout.

BRK-RET-03 Designed for Apers

Anchor Tenant Impact Model

Build a model in Excel showing the economic impact of an anchor tenant on a retail property. Inputs: property rent roll with anchor and inline tenants, anchor lease terms, and inline lease terms (including any co-tenancy clauses). The model calculates two scenarios: with anchor in place (current income, occupancy cost ratios, co-tenancy clauses inactive) and without anchor (anchor rent lost, co-tenancy clauses triggered - model the rent reduction or termination rights per clause). Show the NOI and value impact of losing the anchor. This is a risk disclosure tool and a negotiation tool for anchor lease renewals.

BRK-RET-04

Pad Site Ground Lease Valuation

Build a ground lease valuation model in Excel for a pad site listing. Inputs: ground lease rent, escalation schedule, lease term (often 20+ years), renewal options, and the tenant's investment on the site (building value). The model calculates: ground rent income projection over the full term including escalations and renewals, ground lease value at a user-defined cap rate, reversion value (what the land and improvements are worth at lease expiration if the building reverts to the landlord), and total present value combining the income stream and reversion. Include a sensitivity showing value across cap rate and rent escalation assumptions.

Industrial

Four prompts for industrial and logistics property listings.

BRK-IND-01 Designed for Apers

Industrial Listing Financial Model

Build an industrial listing financial model in Excel. Input: building SF, clear height, dock doors, office percentage, tenant roster (name, SF, rent per SF, NNN charges, lease expiration). Revenue: base rent, NNN recovery. Expenses: gross expenses with NNN offset. The model outputs: a property overview table (SF, clear height, docks, office %, vacancy), a financial summary (NOI, cap rate, price per SF), a tenant roster with key terms, and a 5-year pro forma. Include industrial-specific metrics: rent per SF by space type (warehouse vs. office), and a market comparison showing whether the property's specs (height, docks) command a premium. Format for the OM.

BRK-IND-02 Designed for Apers

Sale-Leaseback Proposal Model

Build a sale-leaseback proposal model in Excel for corporate occupier pitches. Inputs: estimated property value, proposed lease terms (rent, escalations, term), the company's current carrying cost of the property (depreciation, maintenance, financing cost, opportunity cost of equity), and the tax implications of the sale. The model compares: continuing to own (total annual cost of ownership) versus sale-leaseback (lease payments, lost depreciation benefit, gain on sale, reinvestment of sale proceeds). Calculate the net annual cost difference and the breakeven lease rate at which the sale-leaseback becomes more expensive than owning. Format as a proposal for the corporate occupier.

BRK-IND-03

Last-Mile Distribution Model

Build a last-mile distribution center analysis model in Excel. Inputs: property SF, rent per SF, proximity premium (percentage above standard industrial rent for infill/last-mile locations), NNN expenses, lease terms, and market vacancy for last-mile properties versus standard industrial. The model calculates: premium rent income versus standard industrial, projected rent growth (last-mile often grows faster), NOI, and returns at the asking cap rate. Include a market context section: user inputs average last-mile rent and standard industrial rent for the submarket, and the model shows the subject's rent position. Format for marketing to logistics-focused buyers.

BRK-IND-04 Designed for Apers

Industrial Land Development Model

Build an industrial land listing model in Excel. Inputs: land acreage, FAR (floor area ratio) or maximum building SF, asking price per acre or per buildable SF, entitled vs. unentitled status, estimated entitlement costs and timeline (if unentitled), estimated construction cost per SF for an industrial building, and market rent and cap rate for the finished product. The model calculates: total development cost (land + construction + soft costs), stabilized value of the completed building, development profit margin, and development yield (stabilized NOI / total cost). Include a comparison: entitled land price per SF vs. unentitled, showing the value of entitlements.

Hospitality

Three prompts for hotel and hospitality property listings.

BRK-HOSP-01 Designed for Apers

Hotel OM Financial Summary

Build a hotel OM financial summary model in Excel. Input: number of rooms, ADR, occupancy (by month or as annual average), departmental revenue (rooms, F&B, other), departmental expenses, undistributed expenses, management fee, and fixed charges (taxes, insurance). The model produces a formatted statement conforming to the Uniform System of Accounts for the Lodging Industry (USALI) format: revenue by department, departmental profit, gross operating profit, EBITDA, and net cash flow. Include: RevPAR, GOPPAR, and price per key. Format for the OM.

BRK-HOSP-02 Designed for Apers

Hotel Brand Conversion Model

Build a hotel brand conversion analysis model in Excel. Input: current hotel performance (rooms, ADR, occupancy, departmental P&L), proposed new brand's typical performance metrics (ADR uplift, occupancy change, brand fees), and the Property Improvement Plan (PIP) estimated cost. The model shows two scenarios: remain with current brand (or independent) and convert to new brand. For each, project 5 years of operations. Calculate the NPV of the conversion investment: PIP cost versus the incremental NOI from brand uplift. Show the payback period and the breakeven occupancy increase needed to justify the PIP cost.

BRK-HOSP-03

Hotel Price-Per-Key Benchmark

Build a hotel comparable sales model in Excel. Input up to 10 hotel sale comps, each with: hotel name, location, rooms, sale price, sale date, brand/flag, ADR at time of sale, and occupancy at time of sale. Calculate: price per key, cap rate (if NOI available), RevPAR at sale, and price per key divided by RevPAR (a normalized valuation metric). Output a formatted comp grid with summary statistics (average, median, range). Show where the subject hotel's asking price per key falls within the comp range. Include an adjustment section for location, brand quality, condition, and age. Format as a one-page exhibit for the listing package.

Niche / Specialty

Four prompts for specialized property types.

BRK-NICHE-01 Designed for Apers

Self-Storage Listing Model

Build a self-storage listing financial model in Excel. Input: unit mix by size (5x5 through 10x30), unit count per size, monthly rental rate per size, current occupancy by size, and climate-controlled vs. non-climate designation. Revenue: base storage income calculated from the unit mix, other income (late fees, insurance, retail, truck rental). Expenses: management, payroll, utilities, insurance, taxes, marketing, maintenance. The model produces: a unit mix summary table showing rate per SF by unit type, a financial summary (NOI, cap rate, price per SF of rentable area, price per unit), and a 5-year projection with rate growth and occupancy assumptions. Include an expansion analysis if the property has vacant land: estimated additional units, construction cost, and incremental NOI. Format for the OM.

BRK-NICHE-02

Net Lease Single-Tenant Listing Model

Build a single-tenant net lease listing model in Excel. Input: tenant name, credit rating, lease rate, escalation schedule (fixed bumps, CPI, or fair market resets), remaining lease term, renewal options with terms, NNN expense structure, and landlord responsibilities (if any). The model produces: a full-term cash flow projection showing rent through all renewals, a yield analysis (going-in yield, average yield over the term, yield on cost including closing costs), and a lease summary table with key terms. Include a re-tenanting risk analysis: if the tenant vacates at expiration, what are the estimated costs to re-tenant (downtime, TI, LC) and the value impact? Format as an investor-facing one-pager.

BRK-NICHE-03

Medical Office Listing Model

Build a medical office building listing model in Excel. Input: tenant roster with specialty, SF, rent per SF, lease term, and remaining term. Medical office tenants typically sign longer leases and invest heavily in their build-out, making renewal likelihood higher. The model produces: a tenant roster with credit profile annotations, weighted average remaining lease term, a financial summary (NOI, cap rate, price per SF), and a comparison of the subject's rent to general office rents in the area to show the medical premium. Include a rollover analysis with medical-specific TI costs ($50-$80/SF) and the longer typical re-tenanting timeline for medical space. Format for the OM.

BRK-NICHE-04 Designed for Apers

Land Listing Valuation Model

Build a land listing valuation model in Excel. Input: acreage, zoning, entitled vs. unentitled status, maximum density or FAR allowed, comparable land sales (up to 8 comps with price per acre and price per buildable SF), and estimated development cost for the highest-and-best use. The model calculates value using three methods: comparable sales (adjusted price per acre and per buildable SF from comps), residual land value (estimated completed project value minus construction and soft costs, discounted back to today), and income approach (if the land has interim income such as farming or parking). Reconcile into a recommended listing price range. Include the entitlement premium: if unentitled, show the value delta between current and entitled pricing based on comps. Format as a 2-page valuation summary for the seller presentation.