Syndication Deal Analyzer

Evaluate real estate syndication offerings before you invest. Analyze fee structures, projected returns, and red flags to make data-driven LP investment decisions.

Accredited Investor ToolFee-Aware Analysis

Deal Parameters

Investment Details

$

Your capital contribution as an LP

%

As stated in the PPM / offering materials

%

Annual pref paid before sponsor promote

x

Total return on invested capital (e.g., 2.0x)

yrs

Expected investment duration

Fee Structure

%

One-time fee at closing (typical: 1-3%)

%

Ongoing annual fee (typical: 1-2%)

%

Fee at sale/disposition (typical: 0.5-1.5%)

%

GP "skin in the game" (look for 5-20%)

Net IRR (After Fees)

16.1%

Gross: 18.0%

Total Fee Load

10.5%

$10,500

Annual Cash-on-Cash

8.0%

$8,000/yr from pref

Gross Total Return

$200,000

100.0% gain

Net Total Return

$189,500

89.5% gain

Fee Drag on Returns

$10,500

10.5% off total return

Break-Even Year

Year 1

of 5-year hold

Fee Impact: Gross vs. Net Returns Over Time

Shows how fees erode your equity value at each stage of the hold period

Gross ReturnsNet After FeesFee Drag
StartFee drag: $2,000
$98,000
Year 1Fee drag: $3,500
$116,500
Year 2Fee drag: $5,000
$135,000
Year 3Fee drag: $6,500
$153,500
Year 4Fee drag: $8,000
$172,000
Year 5Fee drag: $10,500
$189,500

Fee Breakdown by Type

Where your fee dollars go across the life of the investment

$2,000
$7,500
Acquisition

$2,000

Asset Mgmt

$7,500

Disposition

$1,000

Red Flag Analysis

Automated checks against institutional due diligence standards

1 Flag

Excessive Fee Load

critical

Total fees exceed 6% of equity. The typical range for well-structured syndications is 3-5%. Fees above 6% materially erode investor returns and may indicate misaligned incentives.

Red flag analysis is informational only and does not constitute investment advice. Always review the full PPM and consult a qualified securities attorney.

Full Analysis Summary

Investment Amount$100,000
Projected Equity Multiple2.0x
Hold Period5 years
Gross IRR (Projected)18.0%
Net IRR (After Fees)16.1%
Annual Preferred Return8.0% ($8,000/yr)
Total Pref Payments Over Hold$40,000
Gross End Value$200,000
Total Fees Paid$10,500 (10.5% of equity)
Net End Value (After Fees)$189,500
Net Total Gain$89,500
Sponsor Co-Investment10.0%
Break-Even YearYear 1
Red Flags Detected1 (1 critical)

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