# Alternative & Specialty Offering Memorandum Template (Markdown)

Free Alternative & Specialty Offering Memorandum structure from IntellCRE (intellcre.com/models/alternative-specialty-offering-memorandum-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. 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]

---

## 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.
- Leave confidentiality and disclaimer text as [Insert the brokerage's counsel-approved language]; do not write legal text.