PROMPT LIBRARY

AI Prompts for Real Estate Power Users

Sourcing & Screening

Six prompts for building systematic deal evaluation tools.

PU-SCR-01 Designed for Apers

Universal Deal Screening Scorecard

Build a deal screening scorecard template in Excel. The user defines up to 10 scoring criteria (e.g., cap rate, location grade, tenant quality, basis relative to replacement cost, DSCR, rent growth potential), each with a weight (must total 100%). For each deal evaluated, the user inputs a score of 1-5 per criterion. The model auto-calculates a weighted score, ranks deals against each other, and flags any deal scoring below a user-defined minimum threshold. Include space for 20 deals and a summary ranking table sorted best to worst.

PU-SCR-02 Designed for Apers

Batch Screening Model

Build a batch deal screening model in Excel that evaluates up to 10 deals simultaneously. For each deal, the user inputs: property name, purchase price, in-place NOI, projected rent growth, hold period, exit cap rate, and loan terms. The model calculates for all 10 in parallel: going-in cap rate, cash-on-cash Year 1, levered IRR, equity multiple, and DSCR. Output a summary table ranked by levered IRR with conditional formatting (green = above target, yellow = marginal, red = below target). Include a filter row where the user sets minimum thresholds, and deals below any threshold are flagged.

PU-SCR-03 Designed for Apers

Reusable Go/No-Go Model

Build a go/no-go decision model in Excel with configurable pass/fail criteria. The user defines up to 8 criteria (e.g., minimum cap rate, minimum DSCR, maximum basis per unit, minimum IRR, maximum LTV), each with a threshold value. For a given deal, the user inputs the relevant metrics. The model checks each against the threshold and outputs pass/fail per criterion, plus an overall go/no-go recommendation (all criteria must pass, or user-defined minimum pass rate). Include a notes column for qualitative overrides and a summary at the top showing total passes out of total criteria.

PU-SCR-04 Designed for Apers

Comparable Sales Adjustment Model

Build a comparable sales model in Excel. Input up to 10 sale comps, each with: address, sale date, sale price, SF, units (if applicable), and NOI at sale. The model calculates raw metrics (price per SF, price per unit, cap rate) for each comp. Include an adjustment grid with 5 user-defined categories (e.g., location, quality, age, occupancy, market conditions), each with a percentage adjustment per comp. Calculate adjusted metrics for each comp and output a low/mid/high value range for the subject property with a weighted average based on user-assigned relevance scores per comp.

PU-SCR-05

Broker OM Data Extraction Template

Build a standardized data extraction template in Excel designed to capture key data from a broker offering memorandum. The template has a structured input section with fields for: property name, address, asking price, in-place NOI, pro forma NOI, unit count or SF, year built, occupancy, major tenants, asking cap rate, and broker-projected returns. A second section captures the rent roll in a standardized format. A third section captures the T-12 expenses. All inputs feed a standardized screening output that matches the format of the batch screening model, so extracted data from any OM produces comparable outputs.

PU-SCR-06 Designed for Apers

Pipeline Tracker Model

Build a deal pipeline tracker in Excel. Input up to 30 potential deals, each with: property name, status (sourced, under review, LOI submitted, under contract, closed, passed), probability of closing (percentage), projected equity requirement, projected IRR, and key dates (sourced date, LOI date, closing date). The model should calculate: probability-weighted pipeline volume (total equity x probability), expected number of closings, and a status summary showing deal count and equity amount at each stage. Include a time-based view showing deals by expected closing month.

Core Underwriting & Pro Forma

Ten prompts for building modular, reusable pro forma components.

PU-UW-01 Designed for Apers

Modular Pro Forma Template

Build a modular pro forma template in Excel that works for any property type. The user configures the model by selecting: number of revenue line items (and naming them), number of expense line items (and naming them), hold period, and below-the-line items (capex, TI/LC, reserves). All line items are user-defined, so the same template works for multifamily, office, retail, industrial, or niche assets. Revenue and expense lines each have individual growth rate assumptions. Debt section is standard (loan amount, rate, IO, amortization). Returns section calculates unlevered and levered IRR, equity multiple, and cash-on-cash by year. The template should be easy to duplicate and customize for each new deal.

PU-UW-02 Designed for Apers

Revenue Module

Build a standalone revenue building block model in Excel. This is a single module that can plug into any pro forma. Inputs: up to 20 revenue line items, each with: name, Year 1 amount, annual growth rate (or custom growth schedule), and revenue type (base rent, reimbursement, or other income). The module projects each line item for up to 10 years, calculates total gross revenue, applies a vacancy and credit loss factor (global or per line), and outputs effective gross income. Include a section for concessions and free rent periods that reduce effective revenue in specified years. Output rows are clearly labeled for copy-paste into a master pro forma.

PU-UW-03 Designed for Apers

Operating Expense Module

Build a standalone operating expense building block model in Excel. Inputs: up to 15 expense line items, each with: name, Year 1 amount, annual growth rate, and fixed/variable classification. Fixed expenses grow at their stated rate regardless of occupancy. Variable expenses scale proportionally with occupancy (user inputs a variable percentage - e.g., utilities are 60% variable, 40% fixed). The module projects each line item for up to 10 years and calculates total operating expenses and operating expense ratio. Include a management fee line calculated as a percentage of effective gross income. Output rows formatted for integration into a master pro forma.

PU-UW-04

Capital Expenditure Module

Build a standalone capex building block model in Excel. Three sections: ongoing reserves (annual per-unit or per-SF amount escalating with inflation), planned capex (specific projects with budgeted amount, timing, and duration), and TI/LC (for commercial properties: tenant improvement and leasing commission reserves triggered by lease rollover). Inputs: reserve amount and escalation, up to 10 planned capex projects with amount and start month, and TI per SF and LC as percentage of lease value for anticipated rollovers. The module outputs a year-by-year capex schedule with total capital outlay. Format for plug-in to any pro forma.

PU-UW-05 Designed for Apers

Debt Schedule Module

Build a standalone debt schedule building block model in Excel. Inputs: loan amount, interest rate (fixed or floating with spread over base rate), IO period, amortization period, loan term, origination fee, and prepayment penalty type (none, yield maintenance, defeasance, or step-down with schedule). The module calculates: monthly debt service (interest-only during IO, then amortizing), annual debt service summary, outstanding principal balance by year, cumulative interest paid, and prepayment penalty at each year if the loan is paid off early. Include a floating rate section where the user inputs a rate path and the model adjusts debt service annually. Format for plug-in to any pro forma.

PU-UW-06 Designed for Apers

Construction Draw Schedule Module

Build a standalone construction draw schedule building block model in Excel. Inputs: total hard costs, total soft costs (broken into 5-8 categories), contingency percentage, construction period (months), draw curve (S-curve, linear, or custom monthly percentages), construction loan amount, interest rate, and interest reserve. The module calculates: monthly draws by hard and soft cost category, cumulative draws, monthly interest on outstanding balance, cumulative interest carry, and total project cost (draws + interest carry). Include a lender holdback/retainage calculation and track when the loan is fully drawn.

PU-UW-07

Exit Valuation Module

Build a standalone exit valuation building block model in Excel with three valuation methods. Method 1: direct capitalization (forward NOI / exit cap rate). Method 2: DCF terminal value (projected cash flows discounted at a user-defined rate). Method 3: comp-based (the user inputs 3-5 sale comps with price per SF or per unit, and the model applies adjusted averages to the subject property). The module takes Year 1-10 NOI and cash flows as inputs (from the pro forma it's plugged into), calculates value under each method, and outputs a reconciled value (user-weighted average of the three methods). Include a sale cost deduction (closing costs, transfer tax, broker commission).

PU-UW-08 Designed for Apers

Master Template Assembly

Build a master pro forma assembly template in Excel that connects the individual building block modules. The template has designated input areas for: revenue module outputs, expense module outputs, capex module outputs, debt module outputs, and exit valuation module outputs. It assembles them into a complete pro forma with: effective gross income, total expenses, NOI, capex, cash flow before debt, debt service, cash flow after debt, and terminal proceeds. Returns section calculates levered and unlevered IRR, equity multiple, cash-on-cash by year, and peak equity exposure. Include a sources and uses summary. All references are structured so the user can swap modules without breaking formulas.

PU-UW-09

Standardized Output Page

Build a standardized deal summary output page in Excel. This is a formatted output sheet that pulls from any pro forma model (using cell references the user maps). The page includes: investment overview (property name, type, location, SF/units, vintage), sources and uses table, key return metrics (IRR, equity multiple, average cash-on-cash, peak equity), a 5-year cash flow summary (revenue, expenses, NOI, debt service, cash flow), a sensitivity table (2x2 or 3x3 with user-selected variables), and key risk factors (user inputs text). Format for print on one page. This output page should be usable across all deal types without modification to the layout.

PU-UW-10 Designed for Apers

Model QA Checklist

Build a model quality assurance checklist in Excel. The checklist tests a pro forma for common errors. Checks include: do cash flows foot (revenue minus expenses equals NOI), does the exit value calculation use the correct forward NOI, does the IRR formula reference the correct cash flow range, is the going-in cap rate consistent with purchase price and Year 1 NOI, does debt service match the loan terms, are growth rates applied correctly (Year 2 = Year 1 x (1 + growth), not Year 1 + growth), and do levered returns exceed unlevered returns (if leverage is positive). Each check outputs pass/fail with an explanation. Include space for the user to add custom checks. Output a summary: total checks, passes, fails.

Returns & Capital Structure

Ten prompts for modeling waterfalls, debt structures, and LP returns.

PU-RET-01 Designed for Apers

Configurable Waterfall Engine

Build a waterfall distribution engine in Excel that handles any waterfall structure. The user configures: number of tiers (1-5), hurdle type per tier (preferred return, IRR hurdle, or equity multiple hurdle), hurdle rate per tier, catch-up provisions (yes/no and percentage), and distribution split per tier (LP/GP percentages). Input total equity, GP co-invest percentage, and annual cash flows plus terminal proceeds. The engine distributes cash through the configured tiers and outputs: year-by-year distributions to LP and GP, cumulative distributions, and return metrics for each partner. The template should handle any standard waterfall structure without formula changes - only input changes.

PU-RET-02

Cash Flow Periodicity Converter

Build a cash flow periodicity converter in Excel. Input: monthly cash flows (up to 120 months / 10 years). The model converts to: quarterly (summing 3 months, outputting quarter-end dates), semi-annual, and annual. For each periodicity, recalculate: IRR (using the appropriate period), annualized return, cumulative cash flow, and equity multiple. This is a utility module for converting between monthly models (common during construction/lease-up) and annual models (standard for stabilized hold periods). Include proper date handling so IRR calculations reflect actual timing.

PU-RET-03 Designed for Apers

Debt Module with Prepayment Logic

Build a debt analysis module in Excel that models four types of prepayment penalties. Input: loan amount, rate, amortization, term, and prepayment type. Type 1: No penalty. Type 2: Yield maintenance (present value of remaining payments discounted at a Treasury rate + spread, minus principal balance). Type 3: Defeasance (cost to purchase a Treasury portfolio that replicates remaining payments; user inputs Treasury rate). Type 4: Step-down (user inputs the percentage penalty by year, e.g., 5%, 4%, 3%, 2%, 1%, 0%). For each type, calculate the prepayment penalty at each year and the total cost of exit (penalty + remaining balance). Output a comparison table showing the cheapest year to prepay under each structure.

PU-RET-04 Designed for Apers

Entry Cap x Exit Cap Sensitivity Table

Build a two-way sensitivity table generator in Excel. Inputs: a base case pro forma with a specified entry cap rate and exit cap rate. The model generates a table with entry cap rate on one axis (5 values centered around the base case, e.g., 4.5% to 6.5%) and exit cap rate on the other axis (5 values). Each cell shows the levered IRR for that combination. The table auto-updates from the pro forma inputs. Use conditional formatting: green for IRR above target, yellow for within 200bps below target, red for more than 200bps below target. Include a second table below showing equity multiple at the same intersections.

PU-RET-05

Renovation Cost x Rent Premium Sensitivity

Build a two-way sensitivity table in Excel for a value-add deal. Inputs: a base case pro forma with renovation cost and achieved rent premium. The model generates a table with total renovation cost on one axis (5 levels from 70% to 130% of budget) and rent premium achieved on the other axis (5 levels from 70% to 130% of target). Each cell shows levered IRR. Conditional formatting: green if above target, red if below. Include a breakeven line - the combinations of cost and rent premium that exactly hit the target IRR.

PU-RET-06 Designed for Apers

LTV x Interest Rate Sensitivity

Build a two-way sensitivity table in Excel for debt analysis. Inputs: a base case pro forma. The model generates a table with LTV on one axis (5 levels, e.g., 50% to 75%) and interest rate on the other axis (5 levels, e.g., 5% to 8%). Each cell shows: levered IRR (primary table), and a second table showing minimum DSCR for the same intersections. Conditional formatting on both tables. Highlight the cells where DSCR falls below 1.25x as a lender constraint, regardless of IRR.

PU-RET-07 Designed for Apers

Plug-In Waterfall Module

Build a promote waterfall module in Excel designed to plug into any deal model. The module takes a single column of annual cash flows and terminal proceeds as its input (referenced from the host model). User configures: total equity, GP co-invest percentage, pref rate, and up to 3 promote tiers with hurdle and split. The module outputs: LP cash flow by year, GP cash flow by year, LP IRR, GP IRR, LP equity multiple, GP equity multiple. The module is self-contained on one sheet and connects to the host model via a single input column reference. Include instructions for linking.

PU-RET-08 Designed for Apers

Side-by-Side Capital Structure Comparison

Build a capital structure comparison model in Excel that runs the same deal under 3 different structures side by side. Structure A, B, and C each have their own: equity amount, loan terms, and (optionally) mezzanine or pref equity layer. The model takes a single set of property-level cash flows and applies each structure to produce levered cash flows, returns, and risk metrics (DSCR, LTV, debt yield) for each. Output a formatted comparison table showing all three side by side, with the highest IRR and highest minimum DSCR highlighted.

PU-RET-09

Sources & Uses Summary Template

Build a sources and uses template in Excel. Sources section: senior debt, mezzanine (optional), preferred equity (optional), GP equity, and LP equity. Uses section: purchase price, closing costs (broken into title, legal, transfer tax, lender fees, other), reserves (operating, capex, interest), and acquisition fee. The model auto-checks that sources equal uses and flags any imbalance. Calculate key ratios: LTV, LTC, equity as percentage of total, and debt yield. Format as a clean, presentation-ready table that can be copied into any IC memo or investor summary.

PU-RET-10

LP-Ready Returns Summary

Build an LP-facing returns summary template in Excel. Inputs: annual cash flows to LP, equity invested, and investment dates. The model calculates and formats: net IRR, equity multiple (MOIC), average annual cash-on-cash yield, DPI (distributions to paid-in), TVPI (total value to paid-in), RVPI (residual value to paid-in, based on current estimated NAV), and peak equity outstanding. Format as a single summary block suitable for insertion into investor reports or pitch materials. Include a vintage year comparison section where the user can input benchmark returns and show the deal's performance relative to the benchmark.

Due Diligence & Analytical

Eight prompts for systematic analysis of rent rolls, expenses, and property fundamentals.

PU-DD-01 Designed for Apers

Universal Rent Roll Analyzer

Build a universal rent roll analyzer template in Excel. The user pastes any rent roll (up to 100 rows) with columns for: unit/suite, SF, current rent, market rent, lease start, and lease expiration. The model auto-calculates: total in-place rent, total market rent, total loss-to-lease (dollar and percentage), weighted average lease term (by SF and by revenue), occupancy rate (physical and economic), rent per SF and rent per unit, rollover exposure by year (SF and revenue expiring), and a concentration table (top 5 tenants by revenue share). Conditional formatting flags below-market units and near-term expirations. Designed to work regardless of property type - just paste and go.

PU-DD-02 Designed for Apers

T-12 Normalizer

Build a T-12 expense normalizer template in Excel. The user inputs 12 months of line-item expenses. The model calculates the annualized total, identifies outlier months per line item (more than 2 standard deviations from the line mean), and flags them for review. A normalization section allows the user to: add back specific one-time items (by amount and month), replace the management fee with a market rate (user inputs percentage of EGI), remove owner-specific expenses (personal insurance, owner's salary, etc.), and adjust property taxes to reflect a post-acquisition reassessment. Output: raw T-12 NOI, adjusted/normalized T-12 NOI, and the dollar and percentage difference.

PU-DD-03 Designed for Apers

Lease Abstract Matrix

Build a lease abstract matrix template in Excel. Input up to 25 leases, each with: tenant, premises, SF, lease type, base rent (with full escalation schedule), expense structure, renewal options (count, term, rate), expansion/contraction rights, termination options, co-tenancy clauses, and TI/LC terms. The model outputs: a summary comparison matrix showing all tenants side by side on key terms, a rent schedule projecting each tenant's rent over the full term, total revenue by year with rollover assumptions, a critical dates calendar (expirations, option deadlines, rent bumps), and weighted average remaining lease term. Formatted so an analyst can paste in lease data and immediately have a structured comparison.

PU-DD-04 Designed for Apers

Expense Comp Model

Build an expense benchmarking template in Excel. Input the subject property T-12 expenses and up to 5 comparable properties with the same line-item structure. The model calculates: per-unit and per-SF expense for each line across all properties, the subject's percentile rank per line item, the subject's variance from the comp mean (dollar and percentage), and a total expense ratio comparison. Flag line items where the subject is an outlier (more than 15% above or below comp average). Include a "market expense" column that calculates the expected expense for the subject based on comp averages, and the NOI impact of adjusting the subject's expenses to market.

PU-DD-05

Occupancy Trend Model

Build an occupancy trend analysis template in Excel. Input monthly occupancy data for the subject property going back 24-36 months. The model calculates: average occupancy, trailing 3-month and 12-month averages, seasonal patterns (is there a recurring dip?), trend line (is occupancy improving, stable, or declining?), and a forward projection based on the trend. Include a comparison section where the user inputs submarket average occupancy by quarter, and the model shows the subject's premium or discount to market. Flag any month where occupancy dropped more than 5 percentage points.

PU-DD-06 Designed for Apers

Loss-to-Lease Model

Build a loss-to-lease analysis model in Excel. Input the rent roll with current rent and market rent per unit or tenant. The model calculates: loss-to-lease per unit (market minus in-place), total property-level loss-to-lease, loss-to-lease as a percentage of market rent, a prioritized list of units with the largest loss-to-lease (greatest upside), the time to capture the full loss-to-lease based on lease expiration dates, and the projected NOI lift as below-market leases roll to market over the hold period. Include an estimated value creation calculation: NOI lift from loss-to-lease capture / cap rate = value increase.

PU-DD-07

Capital Needs Assessment

Build a capital needs assessment template in Excel. Input building components (up to 20), each with: component name, replacement cost, original install year, useful life (years), current condition rating (1-5 scale), and the applicable component category (structural, mechanical, plumbing, electrical, exterior, interior). The model calculates: remaining useful life (useful life minus age), annual reserve contribution needed, a 10-year capex projection by component, total deferred maintenance (items past useful life), and priority ranking (shortest remaining life + worst condition = highest priority). Include a funding gap analysis: projected capex needs versus the budgeted reserve contribution.

PU-DD-08 Designed for Apers

Batch DD Processor

Build a batch due diligence processing template in Excel that runs standardized analysis across 5 properties simultaneously. For each property, the user inputs: rent roll summary (in-place rent, market rent, vacancy, WAL), T-12 expenses (total and per-unit), and basic deal terms (price, SF/units, NOI). The model runs the same set of calculations for all 5: cap rate, expense ratio, loss-to-lease, rollover exposure, DSCR, and a normalized NOI estimate. Output a single comparison table ranking all 5 properties on each metric, with the best and worst performers highlighted.

Asset Management & Portfolio

Eight prompts for ongoing reporting, variance analysis, and portfolio-level oversight.

PU-AM-01 Designed for Apers

Monthly Reporting Package

Build a monthly reporting package template in Excel. Input: the annual budget (by month and line item) and actual monthly results. The model auto-generates: month variance report (actual vs. budget by line item), YTD variance report, trailing 12-month performance, NOI waterfall (budget NOI to revenue variance to expense variance to actual NOI), and a rent roll status page (current occupancy, move-ins, move-outs, renewals, pending applications). All formatted for print or PDF distribution. The template should auto-update as the user enters each new month's data.

PU-AM-02 Designed for Apers

Variance Analysis Template

Build a budget variance analysis template in Excel. Input: budget and actual by line item, by month. The model calculates: dollar variance, percentage variance, favorable/unfavorable classification, and a cumulative YTD impact. Auto-generate commentary flags: any line item more than 10% or $5,000 off budget gets a flag cell where the analyst enters an explanation. Include a summary section showing the top 5 favorable and top 5 unfavorable variances, and the net NOI impact. Format with conditional formatting so unfavorable variances stand out immediately.

PU-AM-03 Designed for Apers

Reforecast Template

Build a reforecast template in Excel. Input: the original annual pro forma (10-year), and actual year-to-date results. The model replaces completed periods with actuals and allows the user to override the remaining months with updated projections (defaulting to the original budget where no override is entered). The reforecast automatically flows through to update: current-year projected NOI, go-forward returns (IRR, equity multiple), and variance to original underwriting. Include a summary comparing: original underwriting, current year budget, and reforecast - three columns side by side.

PU-AM-04 Designed for Apers

Portfolio Roll-Up Template

Build a portfolio aggregation template in Excel. Input up to 20 property-level data sets, each with: property name, type, equity invested, current value, current year NOI (budget and actual), and annual cash flow. The model rolls up to: total portfolio value, total equity invested, portfolio-level NOI (budget and actual), portfolio-level cash flow, weighted average cap rate, weighted average occupancy, and portfolio-level IRR (based on aggregated time-weighted cash flows). Include a concentration analysis: exposure by property type, geography (user inputs region), and single-asset concentration percentage.

PU-AM-05 Designed for Apers

Distribution Waterfall Tracker

Build a distribution tracking template in Excel for a partnership or syndication. Input: partnership terms (pref rate, promote structure), investor equity contributions, and actual quarterly distributions. The model tracks: cumulative distributions per investor, accrued and unpaid preferred return, pref shortfall or surplus, promote earned by GP to date, and each investor's IRR and equity multiple based on distributions received. Format as a quarterly statement that can be sent to investors. Include a projection section: based on current run-rate distributions, when will investors receive their full return of capital plus pref?

PU-AM-06

Lease Expiration Tracker

Build a lease expiration tracking template in Excel. Input the rent roll with lease terms. The model creates: a lease expiration schedule showing SF and revenue expiring by year and quarter, a weighted renewal probability estimate (user inputs probability per tenant or uses a default by lease term remaining), projected downtime per rollover (user inputs months), mark-to-market adjustment per rollover (user inputs market rent growth), and the estimated cost of each rollover (TI/LC). Output a year-by-year rollover budget and flag years where more than 20% of revenue is expiring.

PU-AM-07

Capex Draw Tracker

Build a capex draw tracking template in Excel for a renovation or development project. Input: up to 25 budget line items with contractor, budgeted amount, and projected schedule. Track: draw requests submitted (date, amount, line item), approved draws, retainage withheld (user-defined percentage), lien waiver status (conditional/unconditional), and change orders. The model calculates: total budget vs. committed vs. spent vs. remaining, percentage complete by line item and overall, retainage balance, and projected final cost (committed + remaining estimates). Conditional formatting flags line items over budget or behind schedule.

PU-AM-08 Designed for Apers

Debt Covenant Compliance Tracker

Build a debt covenant compliance tracker in Excel. Input: loan covenants (minimum DSCR, maximum LTV, minimum net worth, minimum liquidity, other custom covenants), and actual quarterly financial data. The model tests each covenant against actual performance and outputs: pass/fail per covenant per quarter, margin of safety (how far above or below the threshold), trend line (improving or deteriorating over the last 4 quarters), and an early warning flag when a covenant is within 10% of breach. Include a cure analysis: if a covenant is breached, what operational improvement (increased NOI) or capital action (paydown) is needed to cure it?

Scenario & Sensitivity

Six prompts for stress-testing assumptions and understanding what drives returns.

PU-SCEN-01 Designed for Apers

Two-Way Data Table Generator

Build a two-way sensitivity table generator template in Excel. The user defines: two input variables (e.g., exit cap rate and rent growth), the range for each (5 values per axis), and the output metric to display (IRR, equity multiple, NOI, or any single-cell reference). The generator creates a 5x5 table with the first variable across the top and the second down the side, with the output metric at each intersection. Conditional formatting auto-applied based on user-defined green/yellow/red thresholds. The template should work with any pro forma - the user just points it at the relevant input and output cells.

PU-SCEN-02 Designed for Apers

Scenario Manager

Build a scenario manager template in Excel. The user defines up to 6 scenarios, each with a name and a set of assumption overrides (up to 10 assumptions per scenario). The manager has a dropdown selector that switches all assumptions simultaneously by writing the selected scenario's values to the pro forma input cells. Include a comparison table that calculates returns for all scenarios simultaneously (without switching) by running the math for each scenario independently. Output: a formatted table showing all scenarios side by side with IRR, equity multiple, NOI, and cash-on-cash for each.

PU-SCEN-03 Designed for Apers

Assumption Impact Ranker

Build an assumption sensitivity ranking template in Excel. The user identifies up to 10 key assumptions (e.g., rent growth, exit cap, vacancy, expense growth, interest rate). For each assumption, the model tests the impact on IRR of a +/- 10% change from the base case. Output: a ranked table showing which assumptions have the greatest impact on IRR, sorted from most impactful to least. For each assumption, show: base value, downside value, upside value, downside IRR, upside IRR, and the IRR spread (upside minus downside). This tells the analyst where to focus their diligence - the assumptions that matter most.

PU-SCEN-04 Designed for Apers

Monte Carlo Simulation Setup

Build a Monte Carlo simulation input template in Excel. The user defines up to 8 random variables, each with: assumption name, distribution type (normal, uniform, or triangular), and distribution parameters (mean/std dev, min/max, or min/most likely/max). The template generates 1,000 sets of random inputs using the specified distributions (using Excel's RAND and distribution functions). Each set feeds into a simplified returns calculation (user provides the formula linking assumptions to IRR). Output: a table of 1,000 simulated IRRs, with summary statistics (mean, median, standard deviation, 5th/25th/75th/95th percentiles), and a frequency distribution table (IRR ranges and count of observations in each range).

PU-SCEN-05

Sensitivity Output Page

Build a formatted sensitivity output page in Excel designed for IC presentations. The page includes: a deal summary header (property name, type, location, key metrics), a 5x5 two-way sensitivity table (user maps variables and output), a 3-scenario comparison table (base/bull/bear with key metrics for each), and a key risks section (user inputs text). All formatted with professional headers, borders, and number formatting. The page should print on one sheet and be presentation-ready without additional formatting.

PU-SCEN-06

Break-Even Solver

Build a break-even solver template in Excel. The user selects one assumption to solve for (e.g., exit cap rate, rent growth, vacancy, interest rate) and inputs a target return metric (e.g., 15% IRR). The model iterates (using Goal Seek logic or an approximation table) to find the value of the selected assumption that produces exactly the target return. Output: the break-even value, the margin of safety versus the base case (break-even value minus base case value), and a narrative describing what the break-even means in practical terms (e.g., "Exit cap rates can expand by 75bps before returns fall below 15% IRR").

Reporting

Two prompts for creating polished, presentation-ready outputs.

PU-RPT-01 Designed for Apers

Auto-Formatted Executive Summary Page

Build an executive summary output template in Excel. The template has a defined structure with placeholder cells that the user maps to any deal model. Sections: deal overview (name, type, location, SF/units), investment thesis (text input), sources and uses, projected returns (IRR, equity multiple, cash-on-cash), a 5-year cash flow summary, key risks (text input), and a recommendation (text input). All sections auto-populate from the model once the user maps the cell references. Formatting is pre-set (fonts, borders, number formats, headers) so the output is presentation-ready every time, regardless of the deal.

PU-RPT-02

Deal Comparison Output

Build a deal comparison output template in Excel. The template displays up to 5 deals side by side with: property overview (name, type, location, SF/units, vintage), financial summary (price, NOI, cap rate, equity required), returns (IRR, equity multiple, cash-on-cash by year), risk metrics (DSCR, LTV, rollover exposure), and a ranking row for each metric. The user maps cell references from each deal's individual model to populate the comparison. Conditional formatting highlights the best and worst performer on each metric. Formatted for print on one page in landscape orientation.