Offering Memorandum · Alternative & Specialty

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

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

See all free alternative & specialty templates →

What makes an alternative & specialty OM different

Alternative and specialty assets (senior housing, student housing, cold storage, data centers, car washes and similar) share one trait: income depends on an operator, a license or specialized equipment. The document explains the operating model and contracts before it shows any price.

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

• Who operates the asset, and what happens to the contract on a sale?
• Which licenses and approvals does the use depend on, and do they transfer?
• What specialized equipment is in place, and what will it cost to replace?
• Which comparable sales are truly comparable?

The metrics buyers look for

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

• Price per operating unit
• In-place cap rate
• Occupancy or utilization
• Operator / tenant
• Contract term remaining
• Revenue model

The property-data table beside them covers: asset class and operating model, operator or tenant and contract term, licensing or regulatory approvals, operating unit (beds, bays, mw, spaces), year built / last upgraded, specialized systems or equipment.

The alternative & specialty-specific pages

Operating Model and Revenue Streams

Columns: Revenue stream, Unit, Rate, Utilization, Annual revenue, Contract / term. State the as-of date and where the figures come from.

Operator, Contracts and Regulatory Approvals

Columns: Item, Detail, Date / term, Transferable?. Cite documents, not memory.

Comparables

Sale comps use these columns: Operating units, Asset type, Sale price, Price per operating unit, Cap rate, Operator / tenant, Year built. Rent or rate comps use: Property, Asset type, Operating unit, Rate or rent, Utilization, Term.

Assumptions to state

Every projection in an alternative & specialty OM rests on assumptions a buyer will test. The Assumptions page has rows for: utilization ramp, rate growth, operator fees, capital reserve for specialized systems, regulatory risk allowance, exit cap rate.

Back it up: documents to have ready

An alternative & specialty OM is only as credible as the documents behind it. Collect these before you publish figures.

Operations

• Operating statements and the metrics unique to the asset class: Specialty income is not read like rent
• Customer or contract concentration report: Concentration drives risk

Legal

• Operator, management or lease agreements and change-of-control terms: Contracts may not transfer
• Insurance and loss history specific to the use: Risk is use-specific

Compliance

• Licenses, permits and regulatory approvals and whether they transfer: Many specialty uses depend on a license

Physical

• Specialized systems and equipment inventory with age and service history: Replacement cost can be high

Financial

• Capital expenditure history and reserve requirements: Specialty assets are capital intensive

Environmental

• Phase I and any use-specific environmental review: Some uses carry unique risks

Common alternative & specialty mistakes

• Applying a generic cap rate with no specialty comps
• Not saying which approvals transfer to a buyer
• Overstating utilization
• Using generic rent roll language for a non-rent revenue model

Market data

The market page has rows for: demand drivers for this asset class, supply of comparable facilities, regulatory environment, operator landscape, capital market appetite, comparable transactions. 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 alternative & specialty 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 an Alternative & Specialty Offering Memorandum (Alternative & Specialty OM).

Draft the Alternative & Specialty 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 operating unit: [ ]
   - In-place cap rate: [ ]
   - Occupancy or utilization: [ ]
   - Operator / tenant: [ ]
   - Contract term remaining: [ ]
   - Revenue model: [ ]
   - Asset class and operating model: [ ]
   - Operator or tenant and contract term: [ ]
   - Licensing or regulatory approvals: [ ]
   - Operating unit (beds, bays, MW, spaces): [ ]
   - Year built / last upgraded: [ ]
   - Specialized systems or equipment: [ ]
3. The Asset
   - Property Overview: [Description]
   - Photos and Area: [Captions; area description]
   - Points of Interest: [List with distances]
4. Operating Model and Revenue Streams
   - Revenue stream: [ ]
   - Unit: [ ]
   - Rate: [ ]
   - Utilization: [ ]
   - Annual revenue: [ ]
   - Contract / term: [ ]
5. Operator, Contracts and Regulatory Approvals
   - Item: [ ]
   - Detail: [ ]
   - Date / term: [ ]
   - Transferable?: [ ]
6. Financials
   - Income and Expenses / Development Budget: [Current and proforma; source and period]
   - Assumptions: Utilization ramp, Rate growth, Operator fees, Capital reserve for specialized systems, Regulatory risk allowance, Exit cap rate
7. Sale Comparables
   - Sale Comps Summary: Operating units, Asset type, Sale price, Price per operating unit, Cap rate, Operator / tenant, Year built
8. Rent Comparables
   - Rent Comps Summary: Property, Asset type, Operating unit, Rate or rent, Utilization, Term
9. Market Overview
   - Demand drivers for this asset class: [Value; source and date]
   - Supply of comparable facilities: [Value; source and date]
   - Regulatory environment: [Value; source and date]
   - Operator landscape: [Value; source and date]
   - Capital market appetite: [Value; source and date]
   - Comparable transactions: [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 alternative & specialty mistake: applying a generic cap rate with no specialty comps.
- Avoid this alternative & specialty mistake: not saying which approvals transfer to a buyer.
- Avoid this alternative & specialty mistake: overstating utilization.
- Avoid this alternative & specialty mistake: using generic rent roll language for a non-rent revenue model.
- 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 Alternative & Specialty 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 Alternative & Specialty templates
• Alternative & Specialty Broker Opinion of Value template
• Offering Memorandum template for any property type

Other property types:

• Multifamily
• Office
• Medical Office
• Industrial
• Retail
• Land
• Hospitality
• Net Lease
• Self-Storage
• Mixed-Use
• Mobile Home Parks