Pro Forma Analysis Checklist
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Assumptions
Verify and document all key assumptions driving the pro forma.
Initial Rent per Unit (SF)
Annual Rent Growth Rate (%)
Occupancy Rate (%)
Vacancy Rate (%)
Lease Expiration Dates (Representative Sample)
Explanation of Market Rent Comparables Used
Discount Rate (%)
Terminal Cap Rate (%)
Revenue Projections
Detailed assessment of income sources and projections.
Gross Potential Rent (GPR)
Vacancy Rate (%)
Effective Rent per Unit
Number of Units
Other Income (e.g., parking, laundry)
Rent Growth Rate (Annual)
Explanation of Rent Growth Assumptions
Lease Renewal Percentage
Operating Expenses
Scrutinize all recurring and non-recurring operating expenses.
Property Taxes (Annual)
Insurance (Annual)
Utilities (Annual - Water/Sewer/Trash)
Property Management Fees (%)
Repairs & Maintenance (Annual)
Landscaping (Annual)
Vacancy Rate (%)
Notes/Assumptions regarding Operating Expense Estimates
Capital Expenditures (CAPEX)
Review planned capital improvements and related costs.
Estimated Roof Replacement Cost
Estimated HVAC System Upgrade Cost
Estimated Parking Lot Resurfacing Cost
Estimated Interior Renovation Cost (per unit)
Scheduled Roof Replacement Date
Estimated Cost of Exterior Painting
Description of any other planned CAPEX items.
Supporting Quotes for Major CAPEX Items
Financing
Analyze loan terms, interest rates, and debt service coverage.
Loan Amount
Interest Rate (%)
Loan Term (Years)
Loan Origination Date
Debt Service Reserve (Months)
Loan Fees (%)
Loan Type
Description of Financing Terms
Sensitivity Analysis
Evaluate the impact of changes in key assumptions on the pro forma.
Occupancy Rate Decrease Scenario (%)
Rent Decrease Scenario (%)
Expense Increase Scenario (%)
Interest Rate Increase Scenario (Points)
Capitalization Rate (Cap Rate) Change (%)
Briefly explain the rationale for the selected scenarios.
Which scenario is deemed most likely to occur?
Impact on IRR with most likely scenario (%)
Exit Strategy & Valuation
Assess the assumptions and calculations used for determining the property's future value.
Exit Strategy
Projected Sale Year
Projected Capitalization Rate (Year 1)
Capitalization Rate Growth Rate (Annual)
Projected Sale Price (Based on Year 1 Cap Rate)
Justification for Exit Cap Rate
Comparable Sales Data
Valuation Method
Supporting Documentation
Ensure all assumptions are supported by credible data and sources.
Comparable Sales Data (Comps)
Market Rent Survey Data
Source and Explanation of Vacancy Rate Assumption
Lease Expiration Schedule (Years Remaining)
Property Tax Assessment Documentation
Environmental Reports (if applicable)
Explanation of Capital Expenditure Estimates
Key Performance Indicators (KPIs)
Verify calculations and accuracy of all KPIs (e.g., IRR, ROI, Cash Flow).
Net Operating Income (NOI)
Capitalization Rate (Cap Rate)
Internal Rate of Return (IRR)
Return on Investment (ROI)
Cash Flow (Annual)
Debt Service Coverage Ratio (DSCR)
Loan-to-Value Ratio (LTV)
Break-Even Occupancy Rate (%)
Notes on KPI Calculations & Assumptions
Legal and Regulatory Compliance
Confirm adherence to relevant zoning, environmental, and other legal requirements.
Zoning Verification
Environmental Assessment Completed?
Summary of Environmental Assessment Findings (if applicable)
ADA Compliance Assessment
Copy of Relevant Permits (e.g., Building, Occupancy)
Description of any outstanding legal issues or encumbrances
Date of Last Zoning Review
Rent Control Status
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