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Pro forma invoice template excel for Real Estate

how to calculate actual versus performa on a commercial property when evaluating a commercial property let's say it's a property is listed by a real estate agent or you're doing your own calculations like our students know how to calculate actual performa you should too right so actual versus actual and peroma means the income and expenses okay the actual means the the current numbers okay what the numbers are producing today or have been the last 12 months the performa is are the projected numbers what you could do one or two three years later okay so it's important to understand and how to calculate both when evaluating a commercial property very crucial it's very essential part of your underwriting I'm going to give you a quick example and break it down quickly and easily for you okay I use my same five unit apartment building me all right so here are the actual and current numbers so these numbers came from the seller so the seller said Peter uh the last 12 months I produced 72 000 right in income right and I go down my my normal calculations I take out five percent five percent vacancy because you can't anticipate being 100 full for the the whole 12 months okay so here's my uh my leftover my 68 400 effective gross income minus expenses uh minus your noi 44 000 minus your mortgage equals the cash flow ten thousand okay so you should know this by now on this example here all right so these are the actual numbers this is what happened over the last 12 months okay now we move over to the performa side performing is projected all right so projected means uh an agent or seller told you what the numbers could do in the future maybe the seller is in is an old guy or a tired seller or lazy operator or maybe buddy buddies with the tenants and did not want to raise their rents so the rents alone so you come along with this five unit deal and you go wow Peter if I could you know renovate the um the interior units fix up the outsides I think over the next few years I can get the Reps up uh 300 extra per month I'm like great let's see how that looks in the future what the future value is okay all right so we have your uh performa projected uh right here so let's say you can get the rents up three hundred dollars okay per unit extra over the 72 000 that's a that's a hundred thousand dollars over the next two or three years you can get okay big difference there take out the five percent vacancy here's your new egi your effective girls income okay here's your expenses we're taking 35 percent for expenses so my new noi is 61 750. the old inner one is forty four thousand so sizable jump here okay same mortgage okay same mortgage now they look the cash flow the cash flow went from twenty seven thousand uh and it used to be ten thousand so old cash flow new cash flow old noi new noi right so let me summarize real quick so what let me go over what why and how so the what is the performa allows you to see the future okay so when you're evaluate an apartment building you want to see the future okay because the future may be bright right why because you want to see the future values okay so we can see here if you can if you can go reach your actual to performa right you can reach if you can increase your income to this level produces higher income look at the higher cash flow so that's that's another reason why the second reason is let's say that as you know as the noi goes up on any given commercial property so does the property value you know that by now okay so now let's calculate if I can get my noi from year one at 44 463 let's say three years from now I can get up to sixty one thousand and I'm in this six Cafe Market so I'll do this with you okay so I'll take my sixty One Thousand Seven fifty and I'll divide it by six percent right so that's uh one million twenty nine thousand dollars okay so I bought this property for six hundred thousand three years later I busted my butt and I got there been some from 72 to 100 now my property is worth over a million dollars because of my new noi right so now do you see the importance of understanding where you are today and where you're where you can go tomorrow now here's a very important part a very practical tip I'll leave you the last piece is called I went over what why and how okay so how you calculate performance is very important okay so here it is I highly recommend you calculate your own performa calculate your own performance don't believe what an agent gave you or your seller gives you or anyone else you calculated by yourself you you do your own research your own market research you do your own Market survey you look you find your own expenses you calculate your own noi okay this is one of the biggest reasons why new investors mess up against they believe what others have told them what their performance could be you do it yourself okay we teach our students how to calculate this so they can go from a six hundred thousand to a million dollars in a few years okay so the how is probably the most important piece in understanding actual versus performance there you go that's how you calculate actual versus performance