Real Estate Fund & Portfolio Financial Model
Aggregate cash flows across your entire portfolio. Manage multiple properties, fund-level overhead, investor waterfalls, and sponsor economics in one model.
Updated Fund video coming soon
Why Choose TILT?
Built for real estate professionals who need depth, flexibility, and a model they can trust.
Depth & Professional Outputs
One model with the depth and functionality to handle your entire deal. Smart input features and a hyperlinked table of contents keep everything organized on a single input page, driving 50+ polished output sheets ready to present to investors, lenders, and partners.
Proven & Refined for Over a Decade
The same model, continuously enhanced and improved for 10+ years. Vetted and validated by hundreds of clients across every deal type. A model you can trust.
Not Cloud-Based, No Per-User Fees
No subscriptions, no per-seat licensing. Everyone at your company can use the model. Work offline, keep your data local, and TILT can customize it to fit your specific needs.
Free Technical Support
Get help with model questions directly from the person who built it. Fast response times and client feedback actively incorporated into model improvements.
Fund Model Features & Functionality
Built on proven institutional methodology with advanced Excel functionality that eliminates circular references and maximizes flexibility.
Base Functionality
Inputs & Smart Features
Inputs All on One Page
No hunting through tabs: all inputs displayed, categorized, and hyperlinked.
Show Only Rows with Data
One-click toggle to display only non-zero rows for clean, focused output.
Show/Hide Output Sheets
Easy toggle to display only the sheets you need for each presentation.
Print Selected Reports from TOC
Select and print multiple output reports as a packet directly from the table of contents.
Smart Uses and Sources
Unlike traditional models, ours understands timing and availability each month.
Auto Loan Interest Calculation
Accurately calculates loan interest without circular references or iterative calculations.
Input Error Check
Automatically detects common errors with clearly labeled warnings.
Flexible Input Methods
Enter values as $/SF, $/unit, $/month, or $total, whatever fits your workflow.
Hyperlinked Table of Contents
Navigate 50+ sheets instantly with a clickable, organized TOC.
Right-Click Sheet Reordering
Reorganize output sheets with a simple right-click menu, no dragging required.
Auto-Updating Sheet Names
Rename any sheet and the TOC updates automatically, no manual fixes.
Portfolio & Property Management
Any Asset Type, Development or Value-Add
Model any combination of asset types: ground-up development, value-add acquisitions, or stabilized properties in a single fund.
Capacity for 25 Properties
Scale your fund to up to 25 individual properties, each modeled independently within the portfolio.
Independent Property Assumptions
Each property maintains its own timing, costs, loans, income, expenses, and exit sales, no simplifications.
Investor & Sponsor Economics
Multiple Profit Distribution Methods
Structure returns using IRR waterfalls, preferred returns, GP catch-up, and other institutional distribution methodologies.
Capacity for 100 Fund Investors
Track up to 100 individual LPs with unique contribution schedules, return allocations, and reporting.
Capacity for 5 Individual Fund Sponsors
Model up to 5 GP sponsors with individual economics, promote structures, and co-investment participation.
Fees & Reporting
Acquisition, Disposition & Management Fees
Model industry-standard fee structures including acquisition fees, disposition fees, and ongoing asset management fees.
Investor Summary & Aggregate Cash Flows
Comprehensive output sheets for investor-level reporting, aggregate portfolio cash flows, and much more.
Optional Additional Functionality
Detailed Development & Renovation Expense Inputs
Add granular, line-item expense tracking for development or renovation projects within the fund portfolio.
Fund Overhead: Staff & SG&A
Model fund-level operating expenses including staff costs, office overhead, and selling, general & administrative expenses.
3rd Party LP Investors with Fund as GP
Structure deals where the fund itself acts as GP alongside third-party limited partner investors at the property level.
Ready to Elevate Your Fund Analysis?
Get started with the industry's most comprehensive real estate fund and portfolio model.
Frequently Asked Questions
A real estate fund model is the financial model used to aggregate cash flows across multiple properties into fund-level returns. It tracks fund-level overhead, asset management fees, LP and GP capital, and waterfall distributions across the full portfolio. The TILT fund model aggregates up to 50 properties with 100 LPs and 5 GP sponsors.
Yes. The TILT fund model aggregates cash flows from up to 50 individual properties into fund-level returns. Returns are based on aggregate portfolio performance, not single-asset performance. Cash flows from asset dispositions can be recycled into portfolio capital needs to reduce total equity required.
Both. The fund model works for a single property or up to 50. Most clients start with a small number of properties and expand the portfolio inside the same model as the fund grows.
Yes. Fund-level overhead (staff, office SG&A, asset management fees) is separated from asset-level NOI. Asset management fees can be percent of NAV, percent of equity contributed, or fixed. Acquisition fees, disposition fees, and incentive fees all configure separately.
Up to 100 individual LPs and 5 fund sponsors. Each LP can have its own commitment, contribution schedule, and waterfall participation. Reporting is per-LP and per-GP at every distribution event.
TILT can customize the model. Specific waterfall variations, fee structures, or fund reporting the standard build does not cover get added by Justin for an hourly fee. Fund-specific customizations are common.
Most clients have their first fund modeled within a few hours. Every TILT model purchase includes 1 hour of complimentary setup help with Justin to walk through the structure together. Free ongoing technical support is also included.
Schedule a Free Call
Ready to elevate your real estate fund and portfolio analysis? Fill out the form and our team will get back to you within one business day.
Why Choose TILT Analytics?
- 50+ professional output sheets
- Institutional-grade methodology
- Expert technical support
- Customization options available
Know a colleague who could use TILT? Refer them and you'll both get 10% off.