Mixed-Use Acquisition Financial Model

Mixed-Use Real Estate Acquisition Model

Underwrite any property mix or multi-asset portfolio in one Excel model, from purchase and current operations through renovations, financing, refinancing, and sale.

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Walkthrough of the TILT residential acquisition model

This video shows the residential acquisition model. A mixed-use video is coming soon.

50+

output sheets

500+

firms use TILT models

$1M–$1B+

deal sizes underwritten

15+ yrs

building financial models

Use one property type or combine all three

The base model includes one property type. Add residential, commercial, or hotel sections as your acquisition needs them. Each section uses the inputs and reports for that property type.

Residential

Multifamily / Apartments
Condominiums
Townhomes
Single-Family Homes
Student Housing
Senior Housing
Affordable Housing (LIHTC)
Mobile Home Parks

Commercial

Industrial
Retail
Office
Land
Self-Storage
Warehouse
Data Center
Medical Office

Hotel

Full-Service
Limited-Service
Extended-Stay
Boutique
Resort

Explore acquisition models Residential Acquisition Model Commercial Acquisition Model Hotel Acquisition Model

Justin Acciavatti, founder of TILT Analytics

Who builds it

Justin Acciavatti builds and supports every TILT model.

Justin has spent 15+ years building financial models, primarily for real estate developers and investors, with additional experience in investment banking, M&A, and startup finance. More than 500 firms use TILT models, and you work directly with him.

Direct support

Book a complimentary 15 to 30 minute screen-share before you buy. Justin will run your deal structure through the model so you can see whether it fits. If you buy, that time counts toward the one hour of working time included with the model.

Talk to Justin

Custom work

Need a lease structure, refinance, or report that is not in the standard model? Justin can add it for an hourly fee.

See RE Analyst services

What the mixed-use acquisition model handles

Use current operations as the starting point. Then test the business plan, financing, refinance, and exit without circular references.

Inputs & Workbook Tools 11 features

All inputs on one page
Categorized and hyperlinked for fast navigation and no hunting through tabs
Show only rows with data
One-click button toggle for clean output across all output sheets
Show/hide output sheets
Easily toggle to display only the sheets you need right from the table of contents
Print report packets
Select and print any combination of sheets from the table of contents with the push of a button
Smart sources and uses
Funding order, timing, and availability month by month
Loan Interest Without Circular References
Calculate interest without turning on iterative calculations.
Input error check
Flags common errors with labeled warnings
Flexible input methods
Enter amounts per square foot, per unit, per month, or as a total.
Hyperlinked table of contents
Jump to any of the 50+ sheets
Reorder Sheets
Change the report order from the right-click menu.
Rename Sheets
Change a sheet name and the table of contents updates with it.

Underwriting & Rent Roll 4 features

Tenant-Level Commercial Rent Roll
Enter each tenant's rent schedule, increases, and lease expiration.
Vacancy, concessions & bad debt
Year-by-year vacancy and credit loss
Commercial Lease Terms
Model NNN and NN leases, free rent, tenant improvements, management, and leasing costs.
Commercial and Residential Segments
Use up to 20 commercial segments and 40 residential segments in one acquisition.

Capital Stack & Partnership 4 features

Non-cash contributions
Give a partner equity credit for land or another contributed asset.
Up to 6 LPs and 3 GPs
Track separate contributions and returns for each partner.
Multiple payout options
Use an IRR waterfall, GP catch-up, fixed split, or another payout structure.
Mezzanine Debt and Grants
Add other funding sources alongside the acquisition loan.

Investment Returns & Exit 3 features

Exit Value by Cap Rate or Amount
Value the sale with an exit cap rate or enter the sale price directly.
Sensitivity analysis
Test changes to rent, expenses, interest rates, and other assumptions.
Phased Renovations and Rent Increases
Schedule renovations over time and apply the new rent as each phase finishes.

Optional Add-Ons 2 add-ons

Mixed-Use Property Types
The base model includes one property type. Add the other property types your acquisition needs.
Multi-date exit
Sell separate parts of the property at different times.

Underwrite the property you are buying.

Tell us what you are buying and what the model needs to handle.

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Acquisition Pro Forma Model

Frequently Asked Questions

What is a real estate acquisition pro forma model?

It is an Excel workbook for deciding whether to buy an existing property. It starts with the purchase price and current operations, then forecasts cash flow, renovations, financing, refinancing, and sale. A development model starts with land and construction. An acquisition model starts with a property that already exists.

Does the model handle mixed-use acquisitions?

Yes. The base model includes one property type. Add residential, commercial, or hotel sections as needed. Residential uses unit-type rent inputs. Commercial uses tenant-level lease inputs. Hotel uses ADR, occupancy, department revenue, and hotel operating expenses.

Can I use it for one property type?

Yes. The base model includes one property type: residential, commercial, or hotel. Property types you do not buy stay out of the workbook.

Does the model handle tenant-by-tenant rent rolls?

Yes. For commercial and retail space, enter each tenant's lease term, rent increases, free rent, tenant improvements, lease type, and renewal assumptions. Residential space uses unit-type rent inputs.

Does the model handle value-add scenarios?

Yes. Schedule renovations and apply the new rent when each phase finishes. You can also model lease-up, a cash-out refinance, and sale by cap rate or sale price.

Buying & support

What software does the model require?

The model is built for the Microsoft Excel 365 desktop application on Windows or Mac.

How often is the model updated?

TILT continuously updates and refines the standard model as its features improve.

What if I need a feature that is not built in?

Tell Justin what is missing. He can add a lease structure, refinance, or report for an hourly fee.

How quickly can I start using it?

Most clients enter their first acquisition within an hour. Each TILT model includes up to one hour of working time with Justin in total. You can use 15 to 30 minutes before buying to test your deal structure; that time counts toward the hour. Ongoing technical support is free. Hourly help is available for project input or analysis.

Tell us about the property.

Send the property mix and the main items you need to model. We will confirm the fit, give you a price, and reply within one business day.

50+ output sheets
One input page
Financing, refinancing, and exit analysis
Setup help and ongoing technical support
Custom work when the standard model does not fit

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