Broker Opinion of Value · Mixed-Use

Free Mixed-Use Broker Opinion of Value (BOV) Template: PowerPoint, Google Slides & AI

A mixed-use broker opinion of value laid out for the owner: price estimate first, then the comps and income that support it, using the method that fits mixed-use property.

See all free mixed-use templates →

What makes a mixed-use BOV different

Mixed-use combines assets that are priced differently. The document keeps residential and commercial separate wherever buyers do: separate rent rolls, income and expenses by component and a combined view only at the end.

That is why this template does not reuse a generic deck. The questions owners ask first about mixed-use property are specific, and the document should answer them without being asked:

• Did you value the residential and commercial parts separately?
• What cap rate did you use for each part?
• How did you allocate shared expenses?

The metrics owners look for

The summary page of this mixed-use BOV is built around six numbers. Show only the ones you can support with a source or a calculation.

• Price
• In-place cap rate
• Residential occupancy
• Commercial occupancy
• Income split (residential / commercial)
• Price per SF

The property-data table beside them covers: residential unit count, commercial area (sf) and uses, year built / renovated, separate utility metering (yes / no), parking allocation, zoning and permitted mix.

The mixed-use-specific pages

Residential and Commercial Rent Rolls

Columns: Component, Space, Size, Rent, Lease end, Occupied. State the as-of date and where the figures come from.

Income by Component

Columns: Component, Gross income, % of total, Expenses, NOI, Notes. Cite documents, not memory.

Comparables

Sale comps use these columns: Units / SF, Year built, Sale price, Price per unit, Price per SF, Cap rate, Commercial share. Rent or rate comps use: Property, Component, Size, Rent, Rent per SF, Expense basis.

How a mixed-use BOV is supported

Value each component on its own income and cap rate (residential and commercial are priced differently), then combine; cross-check with blended price per SF.

A broker opinion of value is not an appraisal and is not a substitute for one where an appraisal is required. The template says so on the summary page.

Back it up: documents to have ready

A mixed-use BOV is only as credible as the documents behind it. Collect these before you publish figures.

Operations

• Separate rent rolls for residential and commercial components: Different lease types and credit
• Operating statements allocated by component: Buyers value each component separately
• Parking allocation agreements: Shared parking is common

Leases

• Commercial leases with use clauses and exclusives: Residential and commercial uses can conflict

Physical

• Utility metering plan and shared systems: Allocation of shared expense

Compliance

• Zoning confirmation of the permitted residential and commercial mix: Mix affects financing and exit
• Certificate of occupancy for each use: Confirms legal use

Insurance

• Insurance loss runs covering both components: Mixed risk profile

Common mixed-use mistakes

• Blending residential and commercial income into one cap rate
• Not allocating shared expenses
• Presenting one occupancy number for two components
• Omitting use and exclusive clauses on the commercial side

Market data

The market page has rows for: residential occupancy and rent, retail or office vacancy for the commercial component, foot traffic and walkability, zoning flexibility, population within 1 and 3 miles, comparable mixed-use sales. 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 mixed-use BOV 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 a Mixed-Use Broker Opinion of Value (Mixed-Use BOV).

Draft the Mixed-Use BOV 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. Executive Summary: Price Estimate
   - Concluded value, low, high, effective date: [ ]
   - Price: [ ]
   - In-place cap rate: [ ]
   - Residential occupancy: [ ]
   - Commercial occupancy: [ ]
   - Income split (residential / commercial): [ ]
   - Price per SF: [ ]
2. Property Overview and Photos
   - Residential unit count: [ ]
   - Commercial area (SF) and uses: [ ]
   - Year built / renovated: [ ]
   - Separate utility metering (yes / no): [ ]
   - Parking allocation: [ ]
   - Zoning and permitted mix: [ ]
3. Residential and Commercial Rent Rolls
   - Component: [ ]
   - Space: [ ]
   - Size: [ ]
   - Rent: [ ]
   - Lease end: [ ]
   - Occupied: [ ]
4. Sale Comps Summary and Detailed
   - Columns: Units / SF, Year built, Sale price, Price per unit, Price per SF, Cap rate, Commercial share
5. Rent Comps Summary
   - Columns: Property, Component, Size, Rent, Rent per SF, Expense basis
6. Income and Expenses
   - Current and proforma: [source and period]
7. Valuation Approach and Reconciliation
   - Method: Value each component on its own income and cap rate (residential and commercial are priced differently), then combine; cross-check with blended price per SF.
   - Weights and range: [ ]
8. Market Overview
   - Residential occupancy and rent: [Value; source and date]
   - Retail or office vacancy for the commercial component: [Value; source and date]
   - Foot traffic and walkability: [Value; source and date]
   - Zoning flexibility: [Value; source and date]
   - Population within 1 and 3 miles: [Value; source and date]
   - Comparable mixed-use sales: [Value; source and date]

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 mixed-use mistake: blending residential and commercial income into one cap rate.
- Avoid this mixed-use mistake: not allocating shared expenses.
- Avoid this mixed-use mistake: presenting one occupancy number for two components.
- Avoid this mixed-use mistake: omitting use and exclusive clauses on the commercial side.
- 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].

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 Mixed-Use BOV 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

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