# Retail Offering Memorandum Template (Markdown)

Free Retail Offering Memorandum structure from IntellCRE (intellcre.com/models/retail-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

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## 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]

---

## 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 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.