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Wednesday, May 24, 2023

Demystifying Equity Multiple in Commercial Real Estate with TheAnalyst PRO

Equity Multiple is a key financial metric in the world of Commercial Real Estate (CRE) investments. It's essential for investors to understand this concept to make informed decisions. In this post, we'll explore what Equity Multiple is and how TheAnalyst PRO investment analysis tool can help you calculate it.

What is Equity Multiple in CRE?

Equity Multiple is a ratio used to evaluate the profitability of a CRE investment. It is calculated by dividing the total cash received from an investment (including both cash flow and sale proceeds) by the total equity invested. In simpler terms, it represents the multiple of the initial equity investment an investor can expect to receive back over the life of the investment.
For example, if you invest $1,000,000 and receive $2,000,000 in total cash over the investment period, your Equity Multiple is 2.0, meaning you have doubled your initial investment.

screenshot of sample Equity Multiple report from TheAnalyst PRO
sample Equity Multiple report that can be generated with TheAnalyst PRO

An Equity Multiple of 1.0 represents that you received your initial investment back but didn’t make a profit. 

Benefits of Understanding Equity Multiple:

  1. Performance measurement: Equity Multiple helps investors understand the overall performance of an investment, providing insights into potential returns.
  2. Comparing investment opportunities: Equity Multiple allows investors to compare different investment opportunities on a relative basis, making it easier to choose the best option.
  3. Risk assessment: A higher Equity Multiple may indicate higher potential returns but could also signal a riskier investment.

Calculating Equity Multiple using TheAnalyst PRO:

TheAnalyst PRO is a powerful investment analysis tool designed for commercial real estate professionals. With its easy-to-use interface and robust functionality, it simplifies the process of calculating the Equity Multiple for a CRE investment.
Here's how you can use TheAnalyst PRO to calculate Equity Multiple:
  1. Input property information: Begin by entering basic property information, including purchase price, income, expenses, and holding period.
  2. Input financial assumptions: Provide assumptions for loan terms, interest rates, and other financial variables.
  3. Analyze cash flow: TheAnalyst PRO will generate a cash flow analysis, showing annual cash flow, cumulative cash flow, and eventual sale proceeds.
  4. Calculate Equity Multiple: The tool will automatically calculate the Equity Multiple by dividing the total cash received by the initial equity investment.
To include the Equity Multiple Graph section in your Investment Analysis report, simply check box the Equity Multiple option in the KPI (Key Performance Indicator) and Sensitivity Analysis Report Option section.

screenshot from within TheAnalyst PRO showing where the Equity Multiple report option is located
where to find the Equity Multiple report option in TheAnalyst PRO

Understanding Equity Multiple is crucial for CRE investors to make informed decisions. TheAnalyst PRO makes it easy to calculate this important financial metric, helping you compare investment opportunities and assess their potential returns. With this knowledge, you can confidently choose the best investment option for your financial goals.

Wednesday, May 10, 2023

Simplifying IRR and NPV in Commercial Real Estate with TheAnalyst PRO

Effortlessly Calculate Key Investment Measures with This Innovative Platform

three-dimensional pie chart pieces on top of a drawing of graphs & charts

Investing in commercial real estate can be a lucrative endeavor, but evaluating the potential of a property requires a thorough understanding of various financial metrics. 

Two of the most important metrics in commercial real estate investment are Internal Rate of Return (IRR) and Net Present Value (NPV). These calculations can be complex and time-consuming, but TheAnalyst PRO has changed the game by making these essential investment measure calculations a breeze.
Here, we delve into the significance of IRR and NPV in commercial real estate, and explore how TheAnalyst PRO simplifies these calculations for investors.

Understanding IRR and NPV

Internal Rate of Return (IRR)

IRR is a metric that indicates the annualized rate of return on an investment over a specific period. In other words, it represents the percentage rate at which an investment grows or declines in value over time. A higher IRR generally implies a more successful investment.
In commercial real estate, IRR is often used to compare the profitability of different investment opportunities, making it a crucial factor in decision-making.

Net Present Value (NPV)

NPV is the difference between the present value of cash inflows and outflows over a specific period. It's a metric that helps investors determine whether an investment will generate a positive or negative return, based on the time value of money concept.
A positive NPV indicates that the investment is expected to yield a higher return than the required rate of return, making it an attractive opportunity. On the other hand, a negative NPV suggests that the investment may not be worth pursuing.

TheAnalyst PRO: Simplifying IRR and NPV Calculations

TheAnalyst PRO is a powerful platform designed to streamline complex financial analysis in the commercial real estate industry. Here's how it makes calculating IRR and NPV effortless for investors:

User-friendly Interface 

TheAnalyst PRO boasts an intuitive interface that allows users to input property data and other relevant information with ease. It eliminates the need for cumbersome manual calculations and reduces the risk of errors that can impact investment decisions.

Comprehensive Analysis 

By inputting property details such as purchase price, holding period, and projected cash flows, TheAnalyst PRO automatically generates a detailed report that includes key investment metrics like IRR and NPV. The report provides valuable insights into the investment's potential, empowering investors to make informed decisions.

Scenario Comparison 

TheAnalyst PRO enables users to create and compare multiple investment scenarios by adjusting variables like capitalization rates, financing terms, and rental growth rates. This feature allows investors to evaluate the impact of different factors on IRR and NPV, making it easier to identify the most attractive opportunities.

Data Visualization

alternating image of 2 sample IRR and NPV graph reports created using TheAnalyst PRO
The platform also offers interactive charts and graphs that help users visualize the investment's performance over time. This feature makes it simple to grasp complex financial concepts and analyze the relationship between variables like cash flow, property value, and investment returns.

In conclusion ...   

Understanding and calculating IRR and NPV is crucial for making informed decisions in commercial real estate investing. TheAnalyst PRO simplifies these complex calculations, enabling investors to focus on identifying and capitalizing on the best opportunities. By providing a user-friendly interface, comprehensive analysis, scenario comparison, and data visualization features, TheAnalyst PRO has become an indispensable tool for commercial real estate professionals.

Wednesday, April 26, 2023

Recommended Commercial Building Replacement Reserves by Property Type

Adequate replacement reserves are crucial for ensuring the long-term financial stability and success of a commercial real estate investment.

Replacement reserves are funds set aside to cover the costs of significant repairs, replacements, or improvements to a commercial property.

This article will outline the recommended replacement reserve allocations for various commercial property types, including office buildings, retail centers, industrial properties, and multi-family properties. It is important to note that these recommendations may vary based on factors such as location, age, and specific usage of the building.

Office Buildings

Office buildings often require significant capital expenditure to maintain their functionality and marketability. The recommended replacement reserve allocation for office buildings varies depending on the class of the building. For Class A office buildings, it is recommended to allocate between $0.15 and $0.25 per square foot per year. For Class B and C office buildings, a slightly lower range of $0.10 to $0.20 per square foot per year is suggested.

Key components to consider for replacement reserves in office buildings include HVAC systems, roofing, elevators, common area improvements, and parking structures.

Retail Centers

Retail centers, such as shopping malls and strip centers, require a different reserve allocation strategy due to their unique tenant mix and greater emphasis on appearance. Recommended replacement reserve allocations for retail centers range from $0.20 to $0.35 per square foot per year.

Key factors to consider for retail center replacement reserves include exterior and interior improvements, landscaping, parking lots, lighting, and signage. Additionally, it is essential to account for the potential tenant improvement allowances and leasing commissions associated with maintaining a stable tenant base.

Industrial Properties

Industrial properties, including warehouses and distribution centers, generally have lower capital expenditure requirements than office or retail properties. The recommended replacement reserve allocation for industrial properties is between $0.05 and $0.15 per square foot per year.

Major components to consider for industrial property replacement reserves include roofing, paving, exterior painting, and dock equipment. Additionally, consider allocating reserves for potential environmental remediation costs, as industrial properties are often more susceptible to environmental concerns.

Multi-Family Properties

Multi-family properties, such as apartment complexes, have unique replacement reserve needs due to the high turnover of tenants and the need to maintain individual units' condition. The recommended replacement reserve allocation for multi-family properties ranges from $250 to $400 per unit per year.

Key factors to consider for multi-family property replacement reserves include unit renovations, common area improvements, HVAC systems, roofing, and exterior painting. Additionally, it is essential to account for the potential tenant improvement allowances and leasing commissions associated with maintaining a stable tenant base.

Above or below the line?

A common question in our CRE industry is do the replacement reserves go above the line or below the line. The line is Net Operating Income (NOI). In financial statements, the term "above the line" and "below the line" is often used to differentiate between operating and non-operating activities.

Replacement reserves are funds set aside to replace or repair major capital items in real estate, such as roofs, HVAC and other major building components. Sellers and listing brokers will typically underwrite the replacement reserves below the line, not including them in the NOI. Since NOI is used to determine the value of an investment property, having the reserves below the NOI line will help increase the value.

However, the exact presentation of replacement reserves can vary depending on the accounting standards being followed and the specific context. For example, many commercial lenders will include reserves in the NOI (above the line) to ensure the property will meet debt coverage requirements with the reserves included. It is important to review the financial statements and related notes to understand how you should treat its replacement reserves.

By default, TheAnalyst PRO will include the Replacement Reserves and Capital Expenditure expenses below the NOI line. If you prefer to include the reserves in your NOI, simply customize the Line-Item Expense as Replacement Reserves.  

Capital Expenses / Replacement Reserves in TheAnalyst PRO


Properly allocating replacement reserves is a critical component of managing a successful commercial real estate investment. By considering the unique factors and requirements of each property type, investors can make informed decisions about the appropriate level of reserves to ensure their properties remain competitive and financially stable in the long term. It is essential to regularly reevaluate reserve allocations based on changes in the property's condition, market dynamics, and other factors to ensure adequate funding for necessary capital expenditures.

Wednesday, April 19, 2023

A Game-Changing Solution for Commercial Real Estate

David Schnitzer, 2023 CCIM President, Successfully Closes Commercial Deal Leveraging TheAnalyst PRO

image: David Schnitzer, CCIM headshot
David Schnitzer, CCIM
"I am absolutely thrilled to share my experience with Todd Kuhlmann and TheAnalyst PRO, the innovative platform that has revolutionized the way I approach commercial real estate transactions. As the 2023 President of the CCIM Institute and long-time member of TheAnalyst PRO, I can confidently say that TheAnalyst PRO has been given me an edge up on each of my transactions.

Recently, I closed a large commercial transaction that I genuinely believe would not have been possible without the assistance of TheAnalyst PRO. This platform's comprehensive analysis and marketing tools helped me navigate the complexities of the deal, allowing me to present a persuasive and well-structured proposal to my clients.

From the very beginning, Todd and his team have demonstrated an unwavering commitment to excellence, always providing timely support and guidance whenever needed. Their in-depth knowledge of the commercial real estate industry, combined with the intuitive and user-friendly design of TheAnalyst PRO, made the entire process seamless and efficient.

image: grey box with text "...TheAnalyst PRO, the innovative platform that has revolutionized the way I approach commercial real estate transactions.

TheAnalyst PRO's robust financial analysis tools enabled me to assess the deal's viability and profitability with ease, giving both me and my clients the confidence to move forward with the transaction. The platform's marketing features, including the customizable property reports and compelling presentation materials, allowed me to showcase the opportunity in the most appealing and professional manner.

I wholeheartedly recommend Todd Kuhlmann and TheAnalyst PRO to anyone involved in the commercial real estate industry. The platform has been a game-changer for my business, enabling me to close deals more effectively, build stronger relationships with my clients, and solidify my reputation as a trusted and knowledgeable professional."

David Schnitzer, CCIM
Partner at ASCEND Commercial Real Estate

2023 President, CCIM Institute


Not a member of TheAnalyst PRO?

Learn more about what we can offer your commercial real estate business!


TheAnalyst PRO by CRE Tech proudly acknowledges the invaluable partnership with David Schnitzer and the entire CCIM Tech team. 

We're delighted to provide our innovative platform to all CCIM and STDB members, enhancing their experience and empowering their professional success. Together, we strive for continued growth and collaboration in the commercial real estate sector.

Wednesday, April 5, 2023

Revolutionizing Commercial Real Estate with TheAnalyst PRO and ChatGPT AI Integration

Discover how TheAnalyst PRO's Integration with ChatGPT AI is Transforming the Commercial Real Estate Industry and Streamlining Property Descriptions

Technology is meant to make our lives easier. Unfortunately, many software programs are overly complex, making routine tasks frustrating and more complicated. Over 12 years ago, TheAnalyst PRO by CRE Tech®, Inc. set out with one mission, to simplify the complex world of Commercial Real Estate. We have succeeded in that mission and continue to enhance TheAnalyst PRO platform to simplify and speed your analysis and marketing of commercial properties. 

TheAnalyst PRO has become CRE Tech’s FIRST in the industry to integrate ChatGPT AI, taking property marketing to new heights. This groundbreaking collaboration allows users to automatically generate property descriptions in mere seconds. In this article, we'll discuss the benefits of this innovative partnership and how it's transforming the CRE landscape.

Time-Efficient Property Descriptions

One of the most significant advantages of TheAnalyst PRO's integration with ChatGPT AI is the ability to generate property descriptions in a matter of seconds. Real estate professionals can now save valuable time, enabling them to focus on more critical tasks such as client relations, prospecting, and deal negotiations. The days of laboriously crafting property descriptions are over, as the AI-powered system does the heavy lifting.

Enhanced Creativity and Customization

TheAnalyst PRO's ChatGPT AI integration can create unique and engaging property descriptions tailored to the target audience. With its advanced language processing capabilities, the AI system can understand and adapt to different writing styles and tones, ensuring that each description is both informative and appealing, resulting in a more engaging and personalized marketing experience.

Cost-Effective Solution

By automating the process of creating property descriptions, users can save on expenses associated with hiring additional staff or outsourcing content creation. The AI-powered system can quickly produce high-quality descriptions, allowing real estate professionals to allocate their resources more efficiently.

TheAnalyst PRO members enjoy the ChatGPT AI features in our platform at NO ADDITIONAL CHARGE.

Scalability and Future Enhancements

TheAnalyst PRO's integration with ChatGPT AI paves the way for future growth and scalability in the CRE industry. As AI technology continues to advance, we can expect to see even more efficient and intuitive applications for commercial real estate professionals. TheAnalyst PRO’s CRE Tech team is constantly updating the platform with new features to enhance your marketing and analysis capabilities, all while keeping the platform easy to use. 


TheAnalyst PRO's integration of ChatGPT AI marks a significant milestone in the commercial real estate industry. This innovative collaboration has the potential to transform property analysis and marketing by offering time-efficient, accurate, and creative property descriptions. As the first CRE Tech® platform to adopt this advanced AI system, TheAnalyst PRO is paving the way for a more efficient and technologically driven future in the commercial real estate sector.


New to TheAnalyst PRO

Learn why our members LOVE TheAnalyst PRO


Schedule a demo to see the new ChatGPT AI in action to create CRE Flyers, Offering Memorandums (OMs), Property Websites, Flipbooks, and Email Campaign Templates in 15 minutes! 



Current members can view our tutorial video to start using TheAnalyst PRO’s new automated Property Overview and Detailed Property Descriptions today! 


image: computer mind image, TheAnalyst PRO logo, w/text: AI meet TheAnalyst PRO Create Property Overviews and Descriptions in SECONDS using TheAnalyst PRO's Chat GPT!
Watch pre-recorded tutorial with ChatGPT feature -
Create Property Overview & Descriptions in Seconds

Wednesday, March 22, 2023

Limitations of Excel for CRE Discounted Cash Flow (DCF) Analysis

Excel is a powerful tool that can be used for a variety of financial analysis tasks, including discounted cash flow (DCF) analysis. However, when it comes to commercial real estate underwriting, there are certain limitations that need to be considered.

--- Limited property scenarios: Excel DCF spreadsheets are typically created for a single property or property type scenario. In commercial real estate, whether it is a single tenant net lease property or a multi-tenant property with different lease terms, no two deals are the same. This requires extensive customization to Excel spreadsheets to correctly calculate the unique cash flow analysis for each scenario.

--- Complex calculations: Excel is not equipped to handle complex calculations. Commercial real estate DCF analysis involves a lot of calculations, including discount rates, net operating income, tenant lease escalations, rollover analysis, and reimbursements. These calculations can be difficult to perform in Excel and may require additional software or manual calculation.

--- Inaccurate results: Excel’s calculations are only as accurate as the data that is entered into the spreadsheet. Human error is a common problem when using Excel for DCF analysis, and even small formula errors can result in significant inaccuracies in the results.

--- Lack of automation: Excel does not have automated functions that can be used to quickly perform DCF analysis. This means that the analysis must be performed manually, which can be time-consuming and error-prone.

--- Limited reporting capabilities: Excel does not have built-in reporting capabilities. This means that the results of the DCF analysis must be manually copied and pasted into another tool for reporting purposes.

While Excel is a useful tool for many financial analysis tasks, it has certain limitations when it comes to underwriting commercial real estate. For more accurate and efficient analysis, it is necessary to use specialized software designed specifically for commercial real estate DCF analysis.


Meet TheAnalyst PRO

TheAnalyst PRO is a real estate analysis platform that offers a comprehensive suite of calculation scenarios and presentation reports to complete even the most complex DCF analysis. TheAnalyst PRO provides users with a powerful set of tools to analyze and compare different investment scenarios, quickly and accurately calculate cash flow, return on investment, and other key metrics. The platform also offers a variety of customizable reports that can be used to present data in an attractive and professional manner.

rotating image of sample pages from an Investment Report created using TheAnalyst PRO

TheAnalyst PRO is much more efficient than using Excel for real estate analysis. It eliminates the need for manual calculations and provides users with an intuitive interface that makes it easy to input data and generate results. This makes TheAnalyst PRO an invaluable tool for real estate professionals who want to make informed decisions and maximize their profits.  

Sign up for a Demo today to learn more about how TheAnalyst PRO can take your Commercial Real Estate business to the next level!

screenshot from recorded webinar: Excel vs TheAnalyst PRO, CRE Tech Heavyweight Championship
Watch the previously recorded webinar:
Excel vs TheAnalyst PRO - CRE Tech® Heavyweight Championship


Wednesday, February 22, 2023

Crunching the Numbers: a Guide to Commercial Lending Metrics LTV, DSCR & Debt Yield


Making Sense of Metrics Used by Lenders on Investment Commercial Properties

by: Todd A. Kuhlmann, CCIM

Loan-To-Value (LTV), Debt Service Coverage Ratio (DSCR), and Debt Yield are three important metrics used by lenders to determine the maximum loan an investment commercial real estate property. In this blog post, we'll discuss each metric in detail and explain why they are important to understand when investing and lending in commercial real estate.

Loan-To-Value (LTV)

Like residential loans, Loan-To-Value (LTV) is a ratio that compares the amount of a loan to the value or purchase price of the property being used as collateral. This ratio is expressed as a percentage and is used to determine the amount of risk a lender is taking on when providing financing. A lower LTV ratio indicates that the lender is lending a smaller percentage of the property's value, which is generally considered to be a lower risk.

For example, if a property is worth $1,000,000 and a lender provides a loan of $800,000, the LTV would be 80%. If the lender provided a loan of $700,000, the LTV would be 70%.

Lenders often have different LTV requirements based on the type of property and the loan amount. For example, a lender may require a lower LTV for a more speculative property, such as a new development, compared to a more established property with a stable income stream.

Debt Service Coverage Ratio (DSCR)

The Debt Service Coverage Ratio (DSCR) is a metric used to determine a property's ability to generate enough income to cover its debt obligations. This ratio is calculated by dividing the property's net operating income (NOI) by its total debt service. The NOI is the property's income after expenses and the debt service includes principal and interest payments.

For example, if a property has an NOI of $100,000 and Annual Debt Service (ADS) of $70,000, the DSCR would be 1.43 ($100,000 / $70,000). A DSCR of 1.43 indicates that the property generates enough income to cover its debt obligations 1.43 times over. Lenders typically will have minimum DSCR requirements of 1.20x to 1.40x based on the stability and risk associated with the property. 

screenshot of sample report: 1st Lien LTV & DSCR graph
Screenshot courtesy of TheAnalyst® PRO Investment Analysis Report

Debt Yield

The Debt Yield is similar to the DSCR but is expressed as a percentage rather than a ratio. This metric is calculated by dividing the property's NOI by the loan amount. The Debt Yield measures the return a property generates on its debt investment.

For example, if a property has an NOI of $100,000 and a loan amount of $1,000,000, the Debt Yield would be 10% ($100,000 / $1,000,000). A low debt yield means that a property is not generating enough income to cover the loan payments. A good debt yield should be at least 10%, but the higher the percentage, the less risk for the lender. 

screenshot of sample report: 10-year Cash Flow Analysis
Screenshot courtesy of TheAnalyst® PRO Investment Analysis Report

Why are these metrics important?

These metrics are important for lenders as well as borrowers to help them determine the risk involved in financing for a property. A property with a high LTV, low DSCR, and low Debt Yield would generally be considered a high-risk investment, which may make it more difficult for the property to secure financing. 

TheAnalyst PRO makes the complex financial analyzation of commercial real estate easy. Gain access to our extensive key performance indicators (KPI’s) and investment measures including the LTV, DSCR and Debt Yield providing instant loan validation. 


For more details on advanced KPI’s and other investment measures, we have created a full video on demand training center in TheAnalyst PRO.


Sign up for a Demo today to learn more about how TheAnalyst PRO can take your Commercial Real Estate business to the next level!

screenshot from KPI Video Training "TheAnalyst PRO - Analyzing a Multi-Tenant Property, KPIs, and Sensitivity Analysis"