REIT Portfolio Pro Forma
Real Estate Excel Template (Free Download)
Turn property assumptions into a consolidated REIT portfolio pro forma for reporting, valuation, and distribution decisions.
professionals from Deloitte
About this pro forma
This pro forma connects individual properties to a consolidated REIT view, showing how rent, occupancy, costs, debt, and capex shape NOI, FFO, AFFO, and NAV. The underlying Excel model is the calculation engine; the pro forma presents the projected portfolio outcome.
Use it to compare assets, monitor leverage, plan distributions, and test portfolio scenarios across property types.
What every model includes
Live formulas, no hardcoded values
Outputs are driven by live formulas, so the workbook updates from its assumptions instead of relying on hardcoded results.
All assumptions in one tab
Inputs are clearly marked in the Assumptions tab and separated from calculations, making it clear what to change and what to leave intact.
Statements always balancing
For integrated-statement models, the balance sheet, cash flow, and supporting schedules tie through properly.
Distinct schedules for clarity
Debt, working capital, taxes, and cash flow can get messy quickly. We group calculations in clear schedules, not across disconnected tabs.
No hidden macros or external links
There are no unexplained external workbook links or macros to undermine auditability or portability.
Changes flow through the model
Update a key driver and see the impact carry through the forecast, financing, and return outputs. We never use hardcoded numbers in formulas.
What's inside the REIT Portfolio Pro Forma
- Property-level revenue, occupancy, expense, and NOI outputs
- Consolidated FFO and AFFO reconciliation
- Portfolio NAV and implied valuation outputs
- Asset-level LTV and debt service coverage metrics
- Investor distribution waterfall outputs
- Portfolio return and scenario comparisons
Formatted to IB standards
Named theme colors repaint the whole workbook in one click, on top of an investment-banking structure with clear input, output, and cross-sheet reference styling - brand-ready, institutional-grade, and fully auditable.
Created by ex-finance professionals
Hey, I’m Alex and I created Finamodel.
Over my years in the finance industry I kept building the same models over and over again. Same structure, same assumptions, different logo. So I started building frameworks to turn them into clean, reusable templates.
Every model here is one I’d actually use for a client, and I personally vet each one before it goes up.
I’m not an expert in every industry, but I’ve built enough models to know what belongs in one. And when something is completely foreign to me, I reach out to my network for experts to work on our models with us.
Having a template library on hand cuts a first build from hours to minutes.
Need help finding your model? You’ll find me in the Finamodel app!
Frequently asked
What does this REIT pro forma show?+
It presents projected property income, FFO, AFFO, NAV, leverage, debt coverage, and investor distributions.
Can it cover multiple properties?+
Yes. Multiple assets roll into one portfolio while retaining property-level assumptions.
Who uses it?+
REIT managers, analysts, investors, and lenders use it for portfolio planning and reporting.
Can I change the assumptions?+
Yes. Update the Excel model inputs to refresh the projected portfolio outputs.
Have more financial modelling questions? Contact us
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