CC
TIC Conversion Deal Calculator
Conscious Communities Real Estate
· size-normalized, privacy-premium, 6% TIC-discount underwriting
Property & Deal Inputs
Property address / label
City
(sets anchor)
Los Angeles
Pasadena
Santa Monica
Culver City
LA ZIP override
(optional)
(use city)
90037 · Expo/South LA · $576
90018 · Jefferson Pk · $534
90029 · East Hollywood · $726
90039 · Atwater/SL · $745
90026 · Echo Park · $733
90019 · Mid-City · $579
90065 · Glassell Pk · $571
90042 · Highland Pk · $585
90031 · Lincoln Hts · $485
90063 · East LA · $564
90044 · Vermont · $413
90034 · Palms · $703
90035 · Beverlywood/Pico-Rob · $659
90291 · Venice · $982
90232 · Culver City (E) · $809
90025 · West LA/Sawtelle · $702
90024 · Westwood · $721
90403 · Santa Monica N · $1025
90404 · SM Pico · $844
Purchase / offer price
(leave blank for a price target only)
Number of homes
(2 to 4)
Building type
House + ADU
2 detached homes
Duplex
Triplex
Fourplex
Total living SF
850 sf per home
Total bathrooms
Year built
Occupied units
(tenant buyout)
Already separately metered (gas and electric)
▶
Advanced assumptions
Valuation levers
Privacy / yard premium on exit $/sf
0.0%
Building type default: 0.0%
TIC discount to condo parity
6.0%
Base case 6%. Adjustable for sensitivity (stress-tested about 1% to 11%).
Renovation
Renovation per sq ft
Per kitchen
(one per home)
Per bathroom
Separation & building systems
Meter and service work
Fourplex default $30,000
Separation per home
Building systems allowance
Built before 1950 default $40,000
Contingency
15%
of renovation, separation and systems
Project & financing
TIC legal / project
Marketing / project
Tenant buyout per occupied unit
LA recorded average is about $25,000
Acquisition cost
2.0%
Sell costs (of sellout)
5.0%
Debt (LTV) for carry
60%
Carry rate / yr
10%
Hold period
6 mo
Verdict & Return
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net margin
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Price That Nets 15%
ⓘ
…
The most you can pay and still net 15% on all-in cost
Net Profit
…
after all-in + sell costs
Net Margin
…
net profit on all-in cost
Total Sell-Out
…
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Cash Required
…
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Return on Cash
…
net profit on cash required
Annualized Return
…
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Sell-Out vs. Cost Waterfall
Total Sell-Out
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Sell-Out
All-In + Sell Costs
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Per-Unit Breakdown
Unit
SF
Exit $/sf
Unit value
Total
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Cost Stack & Equity