Tactica RES®

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Back of the Envelope Apartment Analysis Template

Do you need an Excel spreadsheet to quickly vet and qualify a multifamily investment opportunity before diving into the detailed analysis? We offer real estate investors a free one-pager template to help evaluate a project in minutes.


Download our Free Tactica RES™ “Back of the Envelope” Multifamily Analysis Template

A simple, one-page deal analysis spreadsheet that will allow you to qualify a potential real estate project in 5 - 10 minutes. Enter your details below to get access.

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Back of An Envelope Template Tutorial

  1. General Property Info

  2. Pricing, Debt & Equity

  3. Apartment Operations

  4. CAPEX

  5. Property Taxes

  6. Return Metrics

  7. Video Tutorial: 40-Unit Case Study

  8. Video Tutorial: How to Build this Multifamily Excel Proforma

  9. Qualified Project: Next Steps

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You’ll enter the property address, unit count, and rentable square footage.

This data is essential to get price/unit and price/SF at different pricing thresholds to compare to real-world sale comps.

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This section is where you’ll input the pricing guidance and financing terms. You can toggle between LTV and LTC parameters depending on what the capital requirements are for the particular project.

At the bottom, the total equity requirement is highlighted in green.

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You can make rough estimates for revenue and expense operations in this section. Revenue assumptions are made on a “monthly per unit” basis. A line is dedicated to “rent premium” if the rent comp set indicates the units are underpriced. “Vacancy” is a general loss that should include vacant units, loss-to-lease, and rental concessions. Whatever percentage you enter will be multiplied by all revenue line items.

Operating expenses are made on an “annual per-unit” basis, except for the management fee, a percentage of total revenue. The property tax assumption has a separate section with a more detailed calculation that will flow into this section.

Annual NOI, mortgage payment, and cash flow after debt service are summarized along with the expense and debt service coverage ratios (DSCR).

Related: For peace of mind, check out an article I wrote about seven common underwriting mistakes I've come across over my career that you should av

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If the project is ripe for a value-add strategy or is in disrepair, you can formulate your major CAPEX assumptions in this section.

Your financing election of “LTV” or “LTC” determines if this CAPEX is financed or not.

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You must research the current property valuation per the local assessor and the current taxes payable. The template will calculate the applicable tax rate for you. You can then estimate the reassessment percentage post-sale. This assumption determines your property tax liability in the “Operations” section.

Some quick calculations for future taxes and future tax per unit are included if you want to compare your real estate tax estimates with other tax comps.

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Finally, a few proforma yield metrics are summarized in the final section. First, the total cost basis is summarized (Price + CAPEX + Loan Cost).

Return Metrics Include:

Once you enter all prevalent project details, adjusting the pricing assumption makes it easy to see how the return metrics are affected.

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The back-of-the-envelope calculations can effectively disqualify a potential investment before you commit too much bandwidth to the analysis. But what if you plug in some rough estimates and see potential?

There are a few different courses of action you could take.

Ballpark figures and simple calculations are significant, but a more thorough analysis is wise. Three Tactica tools may provide you with a much deeper and more accurate proforma underwriting analysis depending on your investment and your preferences.

Free Proforma Template

Tactica’s Free Multifamily Template allows you to underwrite up to a 10-year investment hold, make a residual assumption, and calculate IRR and equity multiple in addition to the cash-on-cash, cap rate, and yield on cost. While this is still a free template, it is more robust than the one-pager and is an excellent starting step before committing to Tactica’s paid models.

Value-Add Model

Tactica’s Value-Add Model does everything our Free proforma template accomplishes, plus:

While it’s titled “Value-Add” and is ideal for a value-add business plan, it also works excellent for newer turnkey multifamily properties.

Redevelopment Model

For distressed repositioning efforts requiring bridge financing and a refinance once the property is stabilized, the Redevelopment Model is a good choice. It allows investors to take on a much more granular approach to renovations and includes the same partnership distribution models as the Value-Add Model.

Back of the Envelope Analysis Summary

If time is of the essence and you need to qualify or disqualify an apartment investment in real-time quickly, the back-of-the-envelope template should do the trick. The intuitive one-page format will help you formulate a high-level opinion of the investment opportunity.

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