The Financial section is the 10-year pro-forma for the property — the modeled NOI build-up, capital plan, debt-service schedule, and resulting Net Cash Flow. This is the section where Relm Pro replaces a folder full of Excel files.
What's in here
The pro-forma is structured as a stack of stable line items running across 10 years (Year 1 through Year 10):
- Income — Gross Potential Rent, Other Income, Vacancy & Concessions, Effective Gross Income.
- Operating Expenses — Property Taxes, Insurance, Utilities, Repairs & Maintenance, Payroll, Marketing, Management Fee, total OpEx.
- NOI — Effective Gross Income minus OpEx.
- Capital Items — Capex, TI, LC, one-time inflows.
- Debt Service — Principal + interest on modeled loan(s).
- Net Cash Flow (NCF) —
NOI + Capital Items - Debt Service.
Below the model: assumptions (rent growth, expense growth, vacancy, exit cap rate), debt assumptions (LTV, interest rate, IO period, amortization), and a return summary (IRR, equity multiple).
Generating the model
When you first land on Financial for a freshly-researched property, you'll see a Generate Pro-Forma button. Click it — Relm builds the full model from the property data, your uploads, and asset-class benchmarks. Generation takes 7–20 minutes.
Each generation costs one pro-forma credit on the Self-Serve plan. You get 3/month and can bank up to 12. Enterprise is unlimited. See Pro-forma credits.
Editing the model
Click any cell to edit it. Edits save into the property's state and downstream cells recompute live. The save bar at the bottom of the screen tracks all edits in this session — save them all in one transaction or discard. See Edit mode and the save bar.
Live preview & work mode
While you're editing, a live preview updates as you type so you can see the impact on NCF and IRR without committing. Toggle Work Mode to keep the preview pinned alongside the model. See Live preview & work mode.
Exporting to Excel
When you're ready to share the model:
- Excel export downloads a .xlsx with the full pro-forma, formulas live (so any cell that depends on rent growth recomputes if rent growth is edited downstream).
- The Excel add-in can also import the pro-forma directly into a sheet you're already working in.
Edits made in Excel can be pushed back to Relm via the add-in — see Push-back from Excel.
Re-generating
You can re-run pro-forma generation as the property's underlying data changes (new rent roll, updated taxes, refined assumptions). Each re-run is a new credit. If you've made manual edits, re-generation will warn before overwriting them; you can choose to merge (keep your overrides) or replace (start fresh).