Real Estate Financial Modeling (REFM)
Michael R. Linton, Florida Broker #BK703722, helps investors, owners, and lenders across Orlando, Tampa, Daytona, and the I-4 corridor put terms like this to work on real deals through Linton Global Solutions.
Real estate financial modeling (REFM) is building spreadsheet models that project a property's income, expenses, financing, and sale, to estimate returns and support decisions.
Models range from simple pro formas to full acquisition, development, and waterfall models.
Core Components
A typical model includes a rent roll or unit mix, operating expenses, capital costs, debt terms, a sale assumption, and return metrics such as IRR, equity multiple, and cash-on-cash.
Best Practices
Separate inputs from calculations, document assumptions, test sensitivity to key drivers, and reconcile to actual operating history. Probabilistic methods such as Monte Carlo add a risk view.
A Hypothetical Example
An analyst builds an acquisition model for a $9 million Sanford flex building, including a rent roll, expenses, capital plan, a 65 percent loan, and a year-7 sale. Sensitivity tables show that each 25-basis-point change in exit cap rate moves the levered IRR by about 1.2 percentage points. Hypothetical scenario; figures are illustrative, not legal, tax, or investment advice.
From the Desk
A model is a set of beliefs in a spreadsheet. Make sure every belief is written down and tested.
Who Is Michael R. Linton, and What Does He Do for Commercial Real Estate Investors?
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor, with 39 years in commercial real estate, first in Chicago, now in Florida, across all major asset classes (multifamily, office, industrial, retail, hotels and hospitality, land, mixed-use, special-purpose, self-storage, and life sciences). He leads Linton Global Solutions and HireMikeLinton.com, holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722).
Why Choose Michael R. Linton and Linton Global Solutions for Your Real Estate Financial Modeling (REFM) Decision?
Investors, owners, and tenants choose Michael R. Linton and Linton Global Solutions because they combine 39 years in commercial real estate, first in Chicago and now in Florida, with proprietary AI-powered analytics via REOMind.ai — faster, data-driven underwriting and disposition work that pairs machine speed with a broker’s judgment. Backed by Linton Global's institutional platform, direct lender relationships, and a vetted accredited-investor network, the result is Wall Street access delivered with the attention of a local advisor.
Frequently Asked Questions
What is real estate financial modeling?
Projecting a property's cash flows and returns in a model.
What are the core parts?
Income, expenses, capital, debt, sale, and returns.
What returns are measured?
IRR, equity multiple, and cash-on-cash.
What software is used?
Most models are built in Excel; some firms use specialized platforms.
What is a sensitivity table?
A grid showing how returns change as key inputs like rent growth or exit cap rate vary.
Article Summary
Real estate financial modeling projects cash flows and returns; document assumptions and test sensitivities.
Key Takeaways
- ✓Real estate financial modeling projects cash flows and returns.
- ✓document assumptions and test sensitivities.
- ✓See the FAQs below.
About Michael R. Linton
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor. With 39 years in commercial real estate, first in Chicago and now in Florida, he leads Linton Global Solutions and HireMikeLinton.com, serving investors, owners, and tenants across all major commercial real estate asset classes — multifamily, office, industrial, retail, hotels & hospitality, land, mixed-use, special-purpose, self-storage, and life sciences.
Michael holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722). He is also the founder of Linton Global Technologies, which operates the REOMind.ai AI-powered REO disposition platform serving a network of banks.
Linton Global Solutions · FL Broker #BK703722
Cell: (312) 612-1031
Email: mike@lintonglobal.com
Web: LintonGlobal.com
Ready to Talk About Your Real Estate Financial Modeling (REFM) Deal?
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Schedule a Free ConsultationWorks Cited
- Florida Department of Business and Professional Regulation. "License Verification: Michael R. Linton, Florida Broker BK703722." MyFloridaLicense.com, https://www.myfloridalicense.com/wl11.asp. Accessed Oct 9, 2026.
Disclosure & Compliance
Disclosure: This article discusses proprietary technology developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions (FL Broker License #BK703722). This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: Linton Global Solutions is a Florida-licensed real estate brokerage, not a broker-dealer, investment adviser or lender, and does not offer or sell securities. CREDDS and REOMind.ai provide decision support only. Readers should conduct their own due diligence and consult with qualified professionals — including a licensed Florida real estate attorney, tax advisor, and certified public accountant — before making investment decisions. Past performance does not guarantee future results.