An underwriting-grade Skill that calculates Actual Vacancy at market rent for a multifamily property and breaks the T12’s trailing loss into vacancy, concessions, bad debt, and non-revenue units, showing economic occupancy next to physical occupancy rather than taking the headline number at face value.
From there, it grosses up Other Income line by line, tests whether each line actually moves with occupancy to decide whether the factor belongs on Gross Revenue or Total Rental Revenue, and triangulates a General Vacancy and Credit Loss rate from the property’s own history, the submarket’s long-run, current, and forecast vacancy, and comp-set data, with a specific recommendation and the seller, neutral, and buyer view of the rate. It builds the stabilized revenue bridge to Effective Gross Income and runs a direct-capitalization valuation sensitivity showing exactly what each point of vacancy is worth at your cap rate. Audit Mode tests a broker’s OM against the evidence and the T12, flagging omitted concessions, unsupported credit loss, and Other Income grossed up with no vacancy applied, with the NOI and value impact of each finding. The core math runs through a bundled calculator rather than freehand estimation, so the numbers come out reliably, not approximately.
Works on a quick average-based read or a full unit mix, T12, and OM, in Claude chat. Model, employee, and down units are kept out of leasable vacancy automatically, and Loss to Lease is never counted inside vacancy and credit loss. If code execution isn’t available in your environment, the Skill tells you it’s estimating rather than presenting the same numbers as verified. Includes a practice case study, The Ashford at Ridgeview, so you can test it on a realistic deal before using your own. (Read more about the skill here)
Note: No copy-pasting required, and it runs consistently every time.
