Offering Memorandum · Retail

Free Retail Offering Memorandum (OM) Template: PowerPoint, Google Slides & AI

A brokerage-neutral retail offering memorandum in the same page order as the default OM in IntellCRE, with the pages retail buyers actually ask for. Placeholders only, no invented data.

See all free retail templates →

What makes a retail OM different

Retail is a portfolio of small businesses sharing a parking lot. Buyers study tenant mix and credit, anchor dependence, co-tenancy and exclusives, traffic counts and tenant sales, so the document foregrounds the tenant mix and the lease clauses that move income.

That is why this template does not reuse a generic deck. The questions buyers ask first about retail property are specific, and the document should answer them without being asked:

• Who is the anchor, and what happens to rents if the anchor leaves?
• What do the tenants sell per square foot, and what share of their sales goes to occupancy cost?
• Which leases carry exclusives or co-tenancy clauses?
• Where does the traffic count come from, and for what year?

The metrics buyers look for

The summary page of this retail OM is built around six numbers. Show only the ones you can support with a source or a calculation.

• Price per SF
• In-place cap rate
• Occupancy
• WALT
• Anchor / national tenant share
• Traffic count

The property-data table beside them covers: gross leasable area (sf), anchor tenants and pad sites, year built / renovated, parking ratio, daily traffic counts (road, source, year), co-tenancy or exclusive clauses (yes / no).

The retail-specific pages

Tenant Mix and Rent Roll

Columns: Tenant, Category, SF, Rent per SF, Reported sales per SF, Occupancy cost, Lease end. State the as-of date and where the figures come from.

Co-Tenancy, Exclusives and Percentage Rent

Columns: Tenant, Co-tenancy clause, Exclusive use, Percentage rent, Kick-out right, Notes. Cite documents, not memory.

Comparables

Sale comps use these columns: GLA (SF), Year built, Sale price, Price per SF, Cap rate, Occupancy at sale, Anchor. Rent or rate comps use: Property, Space size, Asking rent per SF, Expense basis, Anchor, Traffic count.

Assumptions to state

Every projection in a retail OM rests on assumptions a buyer will test. The Assumptions page has rows for: downtime on rollover, renewal probability by tenant type, ti and commissions, percentage rent, bad-debt reserve, exit cap rate.

Back it up: documents to have ready

A retail OM is only as credible as the documents behind it. Collect these before you publish figures.

Leases

• Leases with co-tenancy, exclusive-use and radius clauses: These clauses can reduce rent if an anchor leaves
• Estoppels and SNDAs: Confirms terms

Operations

• Tenant sales reports for percentage-rent and health-ratio tenants: Sales per SF and occupancy cost show tenant durability
• CAM reconciliations: Tests recoveries
• Traffic count source and year: Buyers check the data behind the claim

Legal

• Reciprocal easement agreement and CC&Rs: Controls shared parking and use

Physical

• Parking lot, roof and signage condition and permits: Visibility and parking drive leasing

Leasing

• Letters of intent and pending lease drafts: Shows near-term leasing

Common retail mistakes

• Quoting a traffic count with no source or year
• Hiding anchor dependence or co-tenancy clauses
• Using asking rent when in-place rent is lower
• Ignoring tenant credit and category mix

Market data

The market page has rows for: retail vacancy, average asking nnn rent per sf, population within 1, 3 and 5 miles, average household income, daily traffic count, competing centers nearby. Put the source and the date next to each one.

Use it with AI: Claude, ChatGPT, Gemini

Paste your deal facts and get a draft retail OM in this structure. The prompt uses only the facts you give it and marks gaps as [TBD].

You are a commercial real estate marketing analyst helping a broker draft a Retail Offering Memorandum (Retail OM).

Draft the Retail OM in the structure below. Use ONLY the facts I give you. Where a fact is missing, write [TBD: what is needed] instead of guessing.

STRUCTURE
1. Intro
   - Cover Page: [Property name]; [Address]
   - Presented By: [Brokerage]; [counsel-approved disclaimer]
2. Executive Summary
   - Price estimate: [$]
   - Price per SF: [ ]
   - In-place cap rate: [ ]
   - Occupancy: [ ]
   - WALT: [ ]
   - Anchor / national tenant share: [ ]
   - Traffic count: [ ]
   - Gross leasable area (SF): [ ]
   - Anchor tenants and pad sites: [ ]
   - Year built / renovated: [ ]
   - Parking ratio: [ ]
   - Daily traffic counts (road, source, year): [ ]
   - Co-tenancy or exclusive clauses (yes / no): [ ]
3. The Asset
   - Property Overview: [Description]
   - Photos and Area: [Captions; area description]
   - Points of Interest: [List with distances]
4. Tenant Mix and Rent Roll
   - Tenant: [ ]
   - Category: [ ]
   - SF: [ ]
   - Rent per SF: [ ]
   - Reported sales per SF: [ ]
   - Occupancy cost: [ ]
   - Lease end: [ ]
5. Co-Tenancy, Exclusives and Percentage Rent
   - Tenant: [ ]
   - Co-tenancy clause: [ ]
   - Exclusive use: [ ]
   - Percentage rent: [ ]
   - Kick-out right: [ ]
   - Notes: [ ]
6. Financials
   - Income and Expenses / Development Budget: [Current and proforma; source and period]
   - Assumptions: Downtime on rollover, Renewal probability by tenant type, TI and commissions, Percentage rent, Bad-debt reserve, Exit cap rate
7. Sale Comparables
   - Sale Comps Summary: GLA (SF), Year built, Sale price, Price per SF, Cap rate, Occupancy at sale, Anchor
8. Rent Comparables
   - Rent Comps Summary: Property, Space size, Asking rent per SF, Expense basis, Anchor, Traffic count
9. Market Overview
   - Retail vacancy: [Value; source and date]
   - Average asking NNN rent per SF: [Value; source and date]
   - Population within 1, 3 and 5 miles: [Value; source and date]
   - Average household income: [Value; source and date]
   - Daily traffic count: [Value; source and date]
   - Competing centers nearby: [Value; source and date]
10. Advisory Bios and Contact Us
   - Advisors: [Name, title, license, contact]

RULES
- Use only facts the user supplied. Never invent property data, tenants, statistics, comps or quotes.
- If a fact is missing, write [TBD: what is needed] in its place.
- Every market statistic needs its source and date as given by the user; otherwise mark it [TBD: source and date].
- Show arithmetic for any figure you derive and flag it as calculated.
- Write in plain, factual US English. Avoid unsupported superlatives.
- Avoid this retail mistake: quoting a traffic count with no source or year.
- Avoid this retail mistake: hiding anchor dependence or co-tenancy clauses.
- Avoid this retail mistake: using asking rent when in-place rent is lower.
- Avoid this retail mistake: ignoring tenant credit and category mix.
- Leave confidentiality and disclaimer text as [Insert the brokerage's counsel-approved language]; do not write legal text.

BEFORE YOU DRAFT
If essential facts are missing, ask me up to 8 short questions first, then draft once I answer.
If I say "just draft it", draft now and list every [TBD] at the end.

OUTPUT
Return the Retail OM as clean Markdown, one heading per section above, followed by a checklist of every [TBD] item and every number I should double-check against source documents.

MY DEAL FACTS
[Paste property details, financials, rent roll, comps, market notes and anything else here.]

Fill it from a real deal

With the IntellCRE MCP connector, your assistant can pull the property, its unit mix and rents, and its selected comps from IntellCRE before it drafts. Or let IntellCRE build the document from your deal files: try IntellCRE, free to start.

Frequently asked questions

Related templates

• All free Retail templates
• Retail Broker Opinion of Value template
• Offering Memorandum template for any property type

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