# Alternative & Specialty Broker Opinion of Value Template (Markdown)

Free Alternative & Specialty Broker Opinion of Value structure from IntellCRE (intellcre.com/models/alternative-specialty-broker-opinion-of-value-template/). Anything in [square brackets] is a placeholder to replace with your own facts. Nothing here is real property data.

How to use: paste this into Claude, ChatGPT, Gemini or any assistant together with your deal facts, or fill it in by hand and paste it into your own document.

Skip the typing: IntellCRE builds this from your deal documents. Try it, free to start: https://app.intellcre.com/register

---

## 1. Executive Summary: Price Estimate

- **Concluded value, low, high, effective date:** [ ]
- **Price per operating unit:** [ ]
- **In-place cap rate:** [ ]
- **Occupancy or utilization:** [ ]
- **Operator / tenant:** [ ]
- **Contract term remaining:** [ ]
- **Revenue model:** [ ]

## 2. Property Overview and Photos

- **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. Operating Model and Revenue Streams

- **Revenue stream:** [ ]
- **Unit:** [ ]
- **Rate:** [ ]
- **Utilization:** [ ]
- **Annual revenue:** [ ]
- **Contract / term:** [ ]

## 4. Sale Comps Summary and Detailed

- **Columns:** Operating units, Asset type, Sale price, Price per operating unit, Cap rate, Operator / tenant, Year built

## 5. Rent Comps Summary

- **Columns:** Property, Asset type, Operating unit, Rate or rent, Utilization, Term

## 6. Income and Expenses

- **Current and proforma:** [source and period]

## 7. Valuation Approach and Reconciliation

- **Method:** Value from the asset class's own metric (for example per bed, per bay or per MW) and an income approach on NOI after operator fees and capital reserves; state clearly which comps are truly comparable, because specialty comps are few.
- **Weights and range:** [ ]

## 8. 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]

---

## Drafting 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.
- Apply only the adjustments and cap rates the user supplies; if none are given, ask.
- State that a BOV is not an appraisal and is not a substitute for one where an appraisal is required.
- Leave confidentiality and disclaimer text as [Insert the brokerage's counsel-approved language].