# Alternative & Specialty Offering Memorandum prompt (Claude, ChatGPT, Gemini)

Free from IntellCRE (intellcre.com/models/alternative-specialty-offering-memorandum-template/). Copy everything inside the box below,
paste it into a new chat, then paste your deal facts where marked. Works in Claude, ChatGPT,
Gemini and most other assistants. If the IntellCRE connector (intellcre.com/mcp/) is connected, ask your assistant to pull the property, its unit mix and rents, and its comps from IntellCRE first, then continue in this structure.

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

```text
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.]
```