What separates a model from a spreadsheet
A spreadsheet has numbers typed into it. A model has drivers, and the numbers follow.
The practical difference shows up the first time someone asks what happens if revenue comes in eight percent light. In a spreadsheet you rebuild. In a model you change one cell and the debt service coverage ratio updates, the covenant test flips or holds, and you have your answer in the meeting rather than after it.
How it is built
Every assumption lives on one input tab. Nothing is hardcoded inside a formula. Revenue builds from units the business actually manages — covers, transactions, contracts, occupied square feet — not from a growth percentage applied to last year.
Where the model supports acquisition financing, it carries the full debt schedule and calculates DSCR by period, because that is the number the lender is actually solving for.
Sensitivity, not optimism
Three cases are standard: base, downside, and upside. The downside case is the one that matters — it is what a lender stress-tests and what a seller's broker will be asked about. Building it yourself, before someone builds it for you, is the entire advantage.
You receive the model with formulas intact. It is yours to keep using.
What's Included
- Three-to-five year monthly and annual projections
- Revenue build tied to explicit drivers
- Operating expense schedule
- Debt service and DSCR analysis where financing applies
- Sensitivity cases — base, downside, upside
- All assumptions on a single editable input tab
What You Receive
- Projection model (XLSX, formulas intact)
- Assumptions summary (PDF)
- Walkthrough call
How It Works
- Short intake call — 20 minutes to confirm scope and price before you commit to anything.
- Send your materials — financials, lease, or documents, through a secure link.
- Work is performed — 5–8 business days.
- Delivery and review call — you get the files and a call to walk through them.