Free tools / Pro forma
Free CRE pro forma generator
Build a commercial real estate pro forma in minutes — multi-year revenue, vacancy, operating expenses, and NOI projections for acquisitions or seller (OM-style) marketing packages. Free CRE pro forma tool with shareable reports and no account required.
- 5–10 year commercial real estate cash flow projections
- Vacancy, rent growth, reimbursements, and management fee modeling
- Investment and seller (offering memorandum–style) pro forma modes
- Shareable read-only pro forma reports with CREflow branding
What is a commercial real estate pro forma?
A CRE pro forma is a projected operating statement. Starting from potential gross income, you subtract vacancy and credit loss, add other income, then deduct OpEx to arrive at NOI for each year of the hold. Growth rates for rent and expenses let you stress the deal without rebuilding Excel tabs.
Investors use an acquisition pro forma to see whether NOI supports debt and equity returns. Brokers use a seller pro forma inside an offering memorandum to present stabilized or projected performance to buyers.
Pro forma vs underwriting calculator
Use this pro forma generator when you need year-by-year operating detail. Use the CRE underwriting calculator when you need purchase price, loan terms, DSCR, cash-on-cash, and IRR. Many workflows run both: import an offering memorandum, underwrite returns, then project operations in a pro forma.
How to build a CRE pro forma with this tool
- Choose investment or seller (OM-style) mode
- Enter starting revenue or rent, vacancy, expenses, and growth assumptions
- Set the projection length (for example 5 or 10 years)
- Review NOI and cash-flow lines by year, then share or save
Frequently asked questions
- What is a CRE pro forma?
- A commercial real estate pro forma is a multi-year projection of potential gross income, vacancy, effective revenue, operating expenses, and NOI. It helps investors and brokers estimate future cash flow under growth and expense assumptions.
- What is the difference between a pro forma and underwriting?
- A pro forma focuses on year-by-year operating projections (revenue, expenses, NOI). Underwriting usually adds purchase price, debt, DSCR, cash-on-cash, and IRR. Use both: pro forma for operations, underwriting for returns.
- What is an OM-style or seller pro forma?
- A seller or OM-style pro forma presents marketed operating performance for an offering memorandum — often stabilized NOI and growth assumptions used in listing packages. CREflow supports investment and seller modes.
- Is this commercial real estate pro forma generator free?
- Yes. Build and share pro formas with no account. Sign up free to save a pro forma to a deal in your CREflow pipeline.
- How do I create a CRE pro forma in this tool?
- Enter starting rent or revenue, vacancy, expense assumptions, growth rates, and projection years. Review NOI by year in the table, then share a report or save to your pipeline after signup.
Need IRR and DSCR? Try the free underwriting calculator or sign up free for the full CREflow pipeline.
Related: OM upload & import · All free CRE tools