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Investor Tools
Free tools and guides to help you evaluate commercial real estate investment opportunities with confidence.
Featured Tools
Analyze a Deal in Seconds
PDF Deal Analyzer
Drop any commercial offering memorandum. Claude reads it, extracts the numbers, and runs full underwriting — IRR, DSCR, cash-on-cash, equity multiple — in under a minute.
Upload a PDF →Manual Deal Analyzer
Type in your own numbers for full control. Live IRR, DSCR, cash-on-cash, equity multiple, sensitivity matrix — same engine the institutional buyers use.
Enter your deal →Industrial & Warehouse Tools
Built for warehouse, flex and distribution — for the investors who buy them and the businesses that occupy them.
Industrial Deal Analyzer
Underwrite a building on $/SF rents with lease rollover, TI and commissions, leverage, IRR and an exit-cap sensitivity grid.
Analyze a warehouse →Warehouse Lease Cost Calculator
Base rent, NNN, escalations, free rent and TI turned into the true all-in cost per SF — compare two spaces side by side.
Price a lease →Industrial Lease vs. Buy
Owner-user analysis: rent versus a conventional or SBA 504 mortgage, with break-even year and value at exit.
Lease or buy? →Warehouse Space Calculator
Pallet positions, racking, forklift type and clear height turned into a building size, dock-door count and site acreage.
Size your space →Sale-Leaseback Calculator
Sell the building you occupy and lease it back. See cash released, tax due, and what that capital really costs versus keeping the property.
Unlock your equity →Spec Building Yield-on-Cost
Underwrite an industrial development from land to sale: all-in cost, yield on cost vs. exit cap, profit margin, and the most you can pay for the land.
Run a pro forma →Investment ROI Calculator
Understanding Cap Rates
The capitalization rate (cap rate) is the most commonly used metric in commercial real estate to evaluate the return potential of an investment property. It represents the ratio of a property's net operating income (NOI) to its purchase price, expressed as a percentage.
Cap Rate = (Net Operating Income / Purchase Price) x 100
Example: $100,000 NOI / $1,500,000 Purchase Price = 6.67% Cap Rate
A higher cap rate generally indicates a higher return — but also higher risk. Lower cap rates typically indicate more stable, lower-risk investments (like NNN properties with national credit tenants). The "right" cap rate depends on your investment strategy, risk tolerance, and the specific market.
Typical Cap Rate Ranges by Property Type
Ranges are general guidelines for Central Florida markets and vary by location, tenant quality, lease terms, and property condition.
Is This Deal Worth It? A Quick Evaluation Checklist
Before committing to any commercial real estate investment, run through this checklist to ensure you're making an informed decision.
Financial Analysis
- ▢Does the cap rate meet your return requirements?
- ▢Is the NOI based on actual income — not pro forma projections?
- ▢What are the operating expenses, and are they in line with market averages?
- ▢What is the cash-on-cash return after debt service?
- ▢Are there upcoming capital expenditures (roof, HVAC, parking lot)?
Tenant & Lease Analysis
- ▢What is the tenant credit quality? (publicly traded, regional, local?)
- ▢How much lease term is remaining?
- ▢Are there rent escalations built into the lease?
- ▢Who is responsible for expenses (NNN, modified gross, full service)?
- ▢What are the renewal options, and at what rate?
Market & Location
- ▢Is the property in a growing or declining market?
- ▢What are the population and job growth trends?
- ▢Is there new competition being built nearby?
- ▢What is the vacancy rate for comparable properties?
- ▢Is the property on a high-traffic, high-visibility location?
Exit Strategy
- ▢What is your hold period — and what does the exit look like?
- ▢Will the property be more or less valuable in 5-10 years?
- ▢Is there a value-add component that increases value at exit?
- ▢Is the property a good 1031 exchange candidate?
Need Help Evaluating a Deal?
We provide detailed underwriting and investment analysis for commercial properties across Central Florida.