Offer Price
$5.80M
going-in
Equity to Raise
$3.77M
total capital
As-Is NOI
$302,701
operating
Going-In Cap
7.70%
as-is / price
Stabilized Cap
7.31%
vacancy-adj.
Break-Even Occ.
71.4%
covers DS+OpEx
Yield on Cost
4.97%
NOI/total cost
DSCR
1.71x
debt coverage
Levered IRR
14.1%
equity return
LP Equity Multiple
1.82x
7-yr hold
Deal Overview
Terramere Plaza · as-is snapshot
Sources of Capital
Senior Loan Amount$3,770,000
Seller Carry / Mezz$0
Total Equity Raised$2,030,000
TOTAL SOURCES$5,800,000
Uses of Capital
Offer Price$5,800,000
Acquisition Fee$58,000
Deal Costs (Closing/DD/Loan)$145,000
Initial Reserves$87,000
Bank Covenant Reserve (funded at close)$0
Initial CapEx (Renovation)$100,000
Seller Credits$0
TOTAL PROJECT COST$6,090,000
TOTAL EQUITY TO RAISE$2,030,000
Gross Rent (Annual)
$699,610
Total Recoveries
$73,522
Effective Gross Income
$734,475
Total OpEx (incl. Mgmt)
($431,774)
Net Operating Income
$302,701
Valuation NOI (5% vac)
$287,566
Annual Debt Service
($185,200)
Cash Flow Pre-Tax
$117,501
Cash-on-Cash Yr1
3.12%
Yield on Cost
4.97%
DSCR
1.71x
Debt Yield
13.1%
Break-Even Occupancy
71.4%
LTV at Closing
40.0%
Price / SF
—
Loan Summary
| Loan Amount | $2,320,000 |
| Rate / Amort | — |
| Monthly Payment | $15,433 |
| Annual Debt Service | $185,200 |
Depreciation Reference
| Est. Building Value (80%) | — |
| Straight-Line (39yr) | — |
| Consult tax advisor. Actual treatment varies by cost segregation, bonus/accelerated depreciation elections, and individual investor tax position. | |
Rent Roll
Click any cell to edit · 25 suite capacity
Full Rent Roll
Summary / Screening Mode
| Suite ↕ | Tenant ↕ | SF ↕ | Base Rent/yr ↕ | Mo. Rent ↕ | Ann. Rec. | Lease Type ↕ | Lease End ↕ | Mo. Until Exp. ↕ | Mo. Until Incr. | Incr. Freq (mo) | Ann. Incr. % | % of Recov. | Rent/SF ↕ | Options |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| TOTAL (25 suites) | 41,147 SF | $725,117 | $60,426 | $74,043 | ||||||||||
Tenant Renewal Assumptions
25 rows · Suite & Tenant auto-populate from Rent Roll · probability-weighted TI/LC/downtime
| Suite | Tenant | Mkt Rent PSF | Renewal Prob. | Downtime (mo) | New TI $/SF | New LC % | New Lease (yr) | Renewal TI $/SF | Renewal LC % | Esc. Rate | Lease Type | Renewal Basis | Last Rent/SF |
|---|
Operating Expenses
20-line itemized or summary · REA income = negative entry
Itemized (20-line)
Summary Entry
Enter expenses exactly as shown in the OM or due diligence materials. These are the seller's historical figures and serve as your baseline. The Pro Forma grows these forward at your expense growth rate assumption. REA income should be entered as a negative number (credit). Management fee — if included by the seller — enter it here and toggle the reconciliation option in the sidebar.
| Expense Item | Annual Amount | $/SF |
|---|---|---|
| Total Operating Expenses (Seller's Data) | $395,050 | $9.60 |
10-Year Project Pro Forma
Annual summary · vacancy factor for valuation only
| Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | Year 6 | Year 7 | Year 8 | Year 9 | Year 10 |
|---|
Returns & Equity Waterfall
All invested capital = LP capital · GP earns promote + admin fee only
LP IRR
—
levered equity return
LP Equity Multiple
—
total return on capital
Avg Annual Return
—
annualized
Unlevered IRR
—
project-level pre-debt
Annual Distribution Detail
| Yr 0 | Yr 1 | Yr 2 | Yr 3 | Yr 4 | Yr 5 | Yr 6 | Yr 7 ★ | Total |
|---|
LP Summary
LP Return Summary
| Total Capital Invested | — |
| Total Capital Returned | — |
| Total Pref + Profits Paid | — |
| Total LP Cash Distributions | — |
| LP IRR | — |
| LP Equity Multiple | — |
| Avg Annualized Return | — |
GP Compensation Summary
| Acquisition Fee (Yr 0) | — |
| Annual AM Fee × hold years | — |
| GP Share of Operating CAD | — |
| GP Share of Capital Events | — |
| Total GP Cash Flow | — |
| GP Avg Annual Revenue | — |
Exit Cap Rate Sensitivity
Investor View
Individual investor return breakdown · enter any investment amount
Investor Details
$
LP Ownership: — · Total LP Pool: —
IRR (same as LP)
—
Equity Multiple
—
Total Distributions
—
Avg Annual Return
—
Return Breakdown
| Capital Invested | — |
| Return of Capital | — |
| Preferred Return Paid | — |
| Share of Promote (LP%) | — |
| Total Distributions | — |
| Net Profit | — |
Note — Sponsor as LP Investor
If the sponsor invests their own capital, they participate in the LP pool proportionally. GP promote and admin fee are separate and additional to their LP return.
Annual Distribution Schedule
| Year | CAD (Total) | Your Share | Pref Paid | Promote | Capital Events | Total to You | Cumulative |
|---|---|---|---|---|---|---|---|
| Run the engine first | |||||||
Stress Test — Sensitivity Analysis
Select any two variables · output metric of your choice · base case highlighted
★ Base case highlighted · Green = better · Orange = moderate · Red = worse · Live engine values · NOI % Change applies a uniform haircut/boost to stabilized NOI across all hold years
Presentation Summary
Investor-ready deal overview · export to PDF with options
Terramere Plaza
Arlington, IL · Retail Strip Center · 41,147 SF · 21 tenants
Prepared by Rychen Jones · 02/18/2026
Offer Price
$5,800,000
Going-In Cap
6.59%
Levered IRR (7-yr)
—
Occupancy
—
Investment Highlights
Auto
Manual
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LP Return Summary
| Total Equity Raised | — |
| Unlevered Project IRR | — |
| Levered IRR (LP) | — |
| LP Equity Multiple | — |
| LP Avg. Annualized Return | — |
| Refi Proceeds to Investors | — |
| Total Distributable Pool at Sale | — |
Generated by PropCalc · For informational purposes only · Forward-looking projections involve inherent uncertainty · Consult qualified financial and legal advisors before making investment decisions
Property & Debt Snapshot
| Total Building SF | 41,147 |
| Price / SF | — |
| As-Is NOI | — |
| Gross Potential Rent (Annual) | — |
| Senior Loan Amount | — |
| LTV at Closing | — |
| DSCR (As-Is) | — |
| Loan Rate / Amort | — |
| Hold Period / Exit Cap | — |
Annual Cash Flow to LP
| Year | NOI | Debt Svc | CAD | LP Dist. |
|---|---|---|---|---|
| — | ||||
Deal Notes
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