Deal Economics Tool — Donovan RESERVE

Section 1 of 6

Setup & Archetype

Identify the matter and asset, then select an archetype. Thirty presets span for-sale residential through specialty (NNN, LIHTC, QOZ). Each preset pre-populates a complete capital stack and operating model that you customize from there.

START WITH A DEAL-TYPE ARCHETYPE Thirty starting points across residential (for-sale and hold), commercial, hospitality, mixed-use, ground-up development, and specialty (NNN, LIHTC, QOZ, sale-leaseback, land entitlement). Pick the closest archetype; refine from there.

Scope of Thread 1. This build delivers feasibility-level economics: 30-preset library, sources & uses, capital stack analysis, year-by-year pro forma with NOI and DSCR, deal-level IRR and MOIC, two-variable sensitivity grid, break-even analysis, feasibility memorandum, and 10-tab Excel workbook (three tabs populated with live formulas; seven tabs structured). Per-partner waterfall execution, § 704(b) capital-account maintenance, depreciation with cost-segregation overlay, and disposition mechanics with § 1245/1250 recapture ship in subsequent threads.

Project Name *

Matter Number

Effective Date

Asset Class

Formation Jurisdiction

State of entity formation.

Asset Location State

Physical state of the asset; drives transfer-tax computation at exit.

Cash Flow Profile

Hold Period (Years)

Exit Strategy

Section 2 of 6

Acquisition & Development

Acquisition price, closing-cost overlay, and the development budget where applicable. Lease-up costs and pre-opening (hospitality) costs surface conditionally.

Acquisition Price ($)

Closing Costs (% of acquisition)

Due Diligence Costs ($)

Financing Fees (% of debt)

Debt Placement Fee (% of debt)

Property Tax Basis (% of acquisition)

Y1 property tax = acquisition price × basis; grown 2%/yr.

Development Budget

Development Present

Hard Costs ($)

Soft Costs ($)

Architecture, engineering, permits, legal, financing closing.

Contingency (% of hard costs)

Interest Reserve ($)

Lease-Up Costs (TI/LC) ($)

Pre-Opening Costs (Hospitality FF&E + Ramp) ($)

Section 3 of 6

Revenue & OpEx

Revenue model branches by asset class: residential (units × rent), commercial (sqft × rent PSF), hospitality (RevPAR), for-sale (sales velocity). Operating expenses use an EGR ratio plus per-asset-class reserves.

Residential Revenue (units × rent)

Units Count

Avg Monthly Rent per Unit ($)

Rent Growth (%/yr)

Vacancy (%)

Other Income (% of rent)

Commercial Revenue (sqft × rent PSF)

Rentable Sq Ft

Annual Base Rent (PSF, $)

Commercial Rent Growth (%/yr)

Hospitality Revenue (RevPAR)

Rooms Count

Average Daily Rate (ADR, $)

Occupancy (%)

RevPAR Growth (%/yr)

F&B (% of room revenue)

Other Dept (% of room revenue)

For-Sale Revenue (sales velocity)

Total Units to Sell

Avg Sale Price per Unit ($)

Sales Velocity (units/month)

Sale Price Growth (%/yr)

Operating Expenses

OpEx Ratio (% of EGR)

OpEx Growth (%/yr)

CapEx Reserve per Unit ($/yr)

TI/LC Reserve (PSF/yr)

FF&E Reserve (% of revenue)

Insurance per Unit ($/yr)

Section 4 of 6

Capital Stack

Capital classes ranked from senior debt (1) through GP carry (6). Each preset ships a complete pre-populated stack; this section shows the loaded stack. Class-level editing (add / modify class) lands in Thread 2 once allocation methodology controls are wired.

Thread 2: per-class promote tiers, § 704(c) method, § 752 debt-allocation method, QIO + minimum-gain chargebacks, and allocation methodology (traditional / targeted-capital / layer-cake) become first-class controls.

Section 5 of 6

Exit Assumptions & Sensitivity

Exit cap rate, disposition costs, and the two-variable sensitivity grid axes.

Going-In Cap Rate

Exit Cap Rate

Donovan Legal convention: spread to going-in (+50 bps default).

Disposition Costs (Itemized)

State transfer-tax bps applied automatically per asset-location state. Brokerage and legal layered separately.

Brokerage (% of gross sale)

Legal & Title ($)

Other Disposition Costs ($)

Sensitivity grid axes are inferred from the cash-flow profile (hold: rent growth × exit cap; for-sale: sales velocity × sale price; hospitality: occupancy × ADR). Custom axes ship in Thread 2.

Section 6 of 6

Run Model & Results

Execute the feasibility model. Results render the post-Run dashboard, the full feasibility memorandum (DRAFT), and a 10-tab Excel workbook with live formulas in Tabs 1–3.