Source document
Oakridge Commons · Rent roll.xlsx
Unit count48 unitsCurrent monthly rent$86,160As of date06/30/2026
Products / NForma CRE
From deal documents to a working investment model.
Bring your offering memorandum, rent roll, and operating statements. NForma CRE helps you prepare reviewed inputs, complete the missing assumptions, compare investment scenarios, and export an editable Excel model.
Documents → Reviewed inputs → Missing decisions → Returns → Scenarios → Excel
[01] The preparation problem
The deal arrives in pieces.
The offering memorandum, rent roll, operating statements, and debt terms describe different parts of the property. Before the investment can be judged, an analyst reconciles them into one consistent case. NForma CRE exists to shorten that path: less copying, less assembly, less repeated entry, and a case that reaches the investment questions sooner.
01
Copying rents
tenant-by-tenant rent, recoveries, and concessions move from the rent roll into the model by hand.
02
Reconciling statements
operating history, budgets, and trailing twelve months rarely agree on the first pass.
03
Building debt schedules
financing terms, amortization, and covenants are re-entered for every structure considered.
04
Updating assumptions
purchase price, capital plan, hold period, and exit are restated each time the case changes.
05
Preparing the review workbook
the final assembly an analyst completes before anyone asks the first investment question.
[02] Document intake and source review
Put the information you already have to work.
Populate supported inputs from PDF, XLSX, and CSV documents. Review each proposed value against its original page or cell before applying it to the model.
Proposed model input
Review before applyingAnnual potential rent
$1,033,920Source: Rent roll.xlsx · Current monthly rent × 12
Workflow preview. Document support and extraction depend on file structure and the fields available in the source.
[03] Guided completion
Know exactly what the model still needs.
Required decisions are separated from optional detail and organized across Property & Analysis, Operating, Debt, Capital, Exit, and Review. The remaining work stays short, named, and countable.
Illustration · Oakridge Commons starter case
Remaining decisions
Mandatory · 3 decisions before Calculate returns
- Closing date
Dates every cash flow in the case.
- Hold period
Sets how many years are forecast.
- Exit capitalization rate
Converts final-year income into exit value.
Optional · add when useful
- Unit renovation schedule
Visible in Review.
- Tenant improvement reserve
Visible in Review.
The checklist above is an illustration of guided completion; the live application tracks each decision against its assumption segment.
[04] Help with uncertain assumptions
A starting point you can understand and change.
When the package is incomplete, NForma can offer a clearly labeled provisional screening value. Its basis stays visible, and the analyst decides whether to use, adjust, or replace it.
Field
Annual replacement reserve
$14,400 / yearProvisional screening valueNeeds review
- Basis
- $300 per unit per year × 48 units. A screening rule, not a property-specific quote.
- Effect
- Deducted from Year 1 NOI before debt service.
- Decision
- Use for screening, enter another value, or leave unresolved.
A provisional value remains an assumption. It does not become a verified property fact when selected.
[05] Results and scenarios
See what drives the investment case.
Calculate NOI, property cash flow, debt coverage, valuation, and equity returns. Save the starting case, then compare scenarios as operating, financing, capital, and exit assumptions change.
Sensitivity · one assumption changes
| Case | Exit cap | Year 1 NOI | Levered XIRR | Equity multiple |
|---|---|---|---|---|
| Upside | 6.95% | $536,715 | 36.4% | 3.82x |
| Base case · saved | 7.45% | $536,715 | 30.78% | 3.39x |
| Downside | 8.25% | $536,715 | 23.9% | 2.81x |
Only the exit capitalization rate moves. Year 1 NOI stays the same; exit value, returns, and the equity multiple follow. Illustrative Oakridge Commons example, not a performance promise.
[06] Excel handoff
Leave with a model your team can work with.
Export the selected calculation into an editable workbook with inspectable formulas and recognizable financial schedules across operations, debt, capital, exit, and returns.
Editable assumptions
continue with the team's own review and sensitivity work.
Inspectable formulas
follow calculations instead of receiving a flattened result.
Recognizable schedules
work through monthly and annual cash flow, debt, capital, exit, and returns.
Offline workbook edits create a separate case; they do not automatically sync back into NForma.
[07] Review and accountability
Keep the evidence behind the decision.
Give the senior reviewer a case they can challenge. Each figure keeps its source, its status, and its revision history, so preparation becomes a reviewable decision.
01
Rent roll.xlsx · Current monthly rent
Extracted value · checked against the source cell before applying.
02
Annual replacement reserve
Provisional · $300 per unit × 48 units · basis stays visible until replaced.
03
Revision 3 · Exit capitalization rate
Changed from the saved case · the earlier revision and its results are retained.
Illustration · the kind of record each figure carries in the application.
[08] Evaluation and FAQ
See your deal move from documents to Excel.
Bring a representative deal package and an existing model. Review document coverage, required decisions, provisional inputs, scenarios, and the Excel handoff together.
See every assumption.
Every figure.
Every source.
Traceable from the first document to the final Excel model.