Our deal acquisition services help you critically analyze, underwrite, structure and package your commercial real estate or multi-family projects. The Deal Maker is a financial analysis and a written narrative, detailing the key drivers of the deal. The Deal Modeling includes underwriting, structuring and packaging the deal to help you win in real estate.

1. Helping You Win in Real Estate
DEAL MAKER | DEAL MODELING
COMMERCIAL REAL ESTATE AND
MULTI-FAMILY

2. Helping You Win in Real Estate
We are a Management Consulting firm.
We help small businesses, organizations,
and individuals optimize their
performance for success.
One way we do that is by providing deal
analysis and deal modeling, for
commercial or multi-family real estate
properties.

3. Helping You Win in Real Estate
We want you to win in your real estate
acquisition deals. Our deal acquisition
services help you critically analyze,
underwrite, structure and package your
projects.
 Deal Maker (deal analysis)
 Deal Modeling (underwriting, structuring & packaging)

4. Helping You Win in Real Estate
DEAL MAKER
DEAL ANALYSIS

5. Helping You Win in Real Estate
 Is the investment real estate income property
you are pursuing in-the-money or out-of-the
money?
 Have you scheduled the deal inflows and
outflows (accounting for sub-market and
strategic planning considerations)?
 Have you assessed the risk associated with
the inflows and outflows of the deal (e.g.
management and market risk, cost of capital)?

6. Helping You Win in Real Estate
 Have you researched the sub-market, and
developed a trend analysis (e.g. average
lease term & rate, vacancy rates, standard
down time)?
 Do you know the average buildout cost to
retain a tenant or obtain a new tenant?
 How do you know if the deal is leaving
money on the table, or if it might be
impossible to recover your investment?

7. Helping You Win in Real Estate
CIROLOGYcan help you answer these
questions, before you waste your time or
resources.
 The Deal Maker analysis, for commercial
and multi-family real estate, will tell you if
the deal is in-the-money or out-of-the-
money.
 The base price is $995.

8. Helping You Win in Real Estate
We will provide, and discuss with you, a financial analysis
and a written narrative, detailing the key drivers of the
deal, including:
 Cash flows after debt payoff, if any
 Investor returns
 Net present value and internal rate of return on the
project
 Occupancy at current level and stabilized level
 Based upon debt utilization; average interest rate; loan
terms; average lease term and price; operating
expenses; tenant improvement allowances and
brokerage commissions; and purchase price and
common general property improvements assumptions

9. Helping You Win in Real Estate
DEAL MODELING
UNDERWRITING | STRUCTURING | PACKAGING

10. Helping You Win in Real Estate
If you’re ready to take a deeper dive into the
merits of the deal, we’re ready to model and
analyze the various deal scenarios.
 By varying the key drivers of the deal in a
financial model, we can analyze how these
various drivers impact the deal.
 This gives you the more detailed data and
insight that you need to determine which deal
scenario(s) satisfies your goals.
 The base price is $3995.

11. Helping You Win in Real Estate
Need to better understand the economics
of your deal?
 With underwriting, we model the economics of
your deal, helping you understand the key
indicators that drive and impact the deal.
 The analysis goes beyond averages, using
specific values for the deal drivers.
 We provide projected financial results for the
first 12 months, plus 4 additional years. This
equips you with projected run rates for lease up,
buildout, and operating expenses, so that you
can better project, plan, and manage cash flows.

12. Helping You Win in Real Estate
How you manage and structure the key deal drivers can
make or break your deal.
CIROLOGY can help. We will present various structuring
arrangements, including pros and cons, which give you
multiple options to meet your acquisition goals.
For example, structuring options can be derived by:
◦ Varying payout rates or payouts
◦ Varying financing terms
◦ Modeling the transaction with tax-free contributions

13. Helping You Win in Real Estate
Need help packaging the deal for presentation
to the stakeholders?
 We can also package the deal in a professional, easy-
to-read format for bankers and/or investors.
 Includes an executive summary, detailed financial
projections and market data, and your company logo,
if desired.
 CIROLOGY can even assist you in discussions with the
deal stakeholders.

14. Helping You Win in Real Estate
Deal Modeling provides you operator and investor
schedules and summaries, which detail:
 Cash flows after debt payoff, if any
 Investor and operator returns
 Phased exit strategies
 Net present value and internal rate of return for the
project
 Waterfall promotion strategies
 Customized with your company logo, if desired
 Specific modeling assumptions

15. Helping You Win in Real Estate
Asset Acquisition – Deal Modeling: Underwriting, Structuring & Packaging
160,000 SF - Commercial Office
Deal drivers: Acquisition, soft costs, lease-up, CapEx, debt modeling;
submarket analysis
Deliverables: Projected Cash Flows Leveraged & Unleveraged; NPV, IRR,
Graphs; Narrative
Asset Acquisition – Deal Modeling: Underwriting & Structuring
115,400 SF - Mixed Use Development
Deal drivers: Acquisition, soft costs, lease-up, CapEx, debt modeling;
submarket analysis
Deliverables: Projected Cash Flows Leveraged & Unleveraged; NPV, IRR,
Graphs; Structured debt; Waterfall Strategies
Investment Opportunity Memorandum – Deal Modeling: Underwriting,
Structuring & Packaging
43,400 SF - Commercial Office
Deal drivers: Acquisition, soft costs, lease-up, CapEx, debt modeling;
submarket analysis
Deliverables: Projected Cash Flows Leveraged & Unleveraged; NPV, IRR,
Graphs; Structured payouts - Operators & Investors
Retail Development – Deal Modeling: Underwriting & Structuring
Deal syndication for $19M retail project

16. Helping You Win in Real Estate
Ready to analyze the next deal?
Contact us.
Paul Rousseau
m: 404-290-1169
o: 404-480-3757
prousseau@cirology.com