Slide Decks
Real estate decks of every kind: investment pitches for investors and lenders, and brochures for a sale or a lease-up.
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Lender presentation
MILL &
MAIN
A MIXED-USE CORNER
Eleven tenants, three kinds of income and a funded plan, at the busiest corner of a growing downtown
Presented by Larkmoor Properties · October 2026
The request
A senior acquisition loan on a fully leased corner, sized to the income that is already in place:
- $2,730,000 senior loan, 65% of the purchase price
- 6.75% fixed rate, 30-year amortization
- $1,470,000 of sponsor equity behind the loan
- Closing nine weeks from approval
1.29x
Debt service coverage on day one,
from leases already signed
2.05x
Coverage by year ten, as leases convert and rents reset to market
Mill & Main · Lender presentation · Larkmoor Properties
A leased corner with the upside still ahead
01 · Today
Fully leased
Eleven tenants on gross leases, several of them under market
02 · Years 1–2
Net leases
Each renewal moves taxes, insurance and upkeep to the tenant
03 · Years 3–5
The building
Courtyard, storefronts and facade, timed to lease expirations
04 · Year 6 on
Stabilized
Market rents on net leases behind a finished streetfront
Fair basis: $228 a square foot, a 6.5% going-in cap rate.
Income in place: $356K of base rent from day one.
Spread risk: no tenant is more than 14% of rent.
New neighbors: 540 apartments planned within a five-minute walk.
Mill & Main · Lender presentation · Larkmoor Properties
Three kinds of income under one roof
18%
Third floor · four apartments · 3,400 square feet
24%
Second floor · three office suites · 5,200 square feet
58%
Street level · seven storefronts · 9,800 square feet
$356K of base rent in place. Shares are of in-place base rent.
Mill & Main · Lender presentation · Larkmoor Properties
540 apartments are coming to the block
Mill & Main
The ring is a five-minute walk from the corner
Depot Square · 150 units
Developer selected this year, on the rail station lot
Canal Works · 210 units
Zoning approved; two buildings with offices below
The Foundry · 100 units
Delivered three years ago and fully leased
Maple Yard · 80 units
Approved, not yet under construction
None of the 540 units is counted in the underwriting.
Mill & Main · Lender presentation · Larkmoor Properties
Three levers, timed to the leases
Lever 1 · From year 1
Convert gross leases to net
Tenant reimbursements grow from $0 to $74K a year
How: only at renewal, with base rent adjusted for the expense load
Lever 2 · Years 2–6
Bring rents to market
Base rent grows from $356K to $479K over the hold
How: 60% of the space rolls by year six
Lever 3 · Years 3 and 5
Reinvest in the building
$560K into the courtyard, storefronts and facade
How: two phases, each bid at a fixed price
Each lever is tied to a lease event, not to a forecast.
Mill & Main · Lender presentation · Larkmoor Properties
Income grows 59% over the hold
Net operating income by year, in thousands
Ten-year average: $356K
Building work lands in years 3 and 5; income grows through both
Mill & Main · Lender presentation · Larkmoor Properties
What is behind the coverage
| $ thousands | Year 1 | Year 3 | Year 5 | Year 7 | Year 10 |
|---|---|---|---|---|---|
| Base rent | 356 | 372 | 404 | 438 | 479 |
| Tenant reimbursements | 0 | 12 | 52 | 66 | 74 |
| Effective gross revenue | 356 | 376 | 447 | 494 | 542 |
| Operating expenses | (82) | (87) | (92) | (98) | (107) |
| Net operating income | 274 | 289 | 355 | 396 | 435 |
| Building work | — | (140) | (420) | — | — |
| Debt service | (212) | (212) | (212) | (212) | (212) |
| Debt service coverage | 1.29x | 1.36x | 1.67x | 1.86x | 2.05x |
Revenue is after a 2% vacancy allowance from year three; expenses grow 3% a year. Building work is paid from sponsor equity and reserves, not from the loan.
Mill & Main · Lender presentation · Larkmoor Properties
The same corner, before and after
Today
Faded brick, mismatched signs and a few boarded windows
After year five
Repointed brick, a new cornice, awnings, one sign band and street trees
Mill & Main · Lender presentation · Larkmoor Properties
What the building work costs
| Work ($ thousands) | Year | Cost |
|---|---|---|
| Rear walkway and lighting | 3 | 60 |
| Courtyard paving and seating | 3 | 80 |
| Storefront systems | 5 | 210 |
| Masonry and cornice repair | 5 | 130 |
| Signs and awnings | 5 | 80 |
| Total, both phases | 560 |
Timed to the leases
Each phase starts as space turns over, so rents reset to market as the building improves.
Not borrowed
Both phases come from sponsor equity and reserves. No future advances are requested.
Two phases, $560K in total, each bid at a fixed price before it starts.
Mill & Main · Lender presentation · Larkmoor Properties
Risks and how they are managed
| Risk | How it is managed |
|---|---|
| A large tenant leaves at expiry | No tenant is over 14% of rent; eleven leases expire in different years |
| Tenants resist net leases | Conversion only at renewal, with base rent adjusted for the expense load |
| Building work runs over | Fixed-price bids before each phase; a 10% contingency sits inside the $560K |
| Rents grow more slowly | Coverage is 1.29x on day one, before any rent growth is assumed |
| The new apartments are delayed | None of the 540 units is in the underwriting; they are upside only |
Mill & Main · Lender presentation · Larkmoor Properties
Nine weeks to close
A fair basis on income that is already there, with the plan already funded.
Mill & Main · Lender presentation · Larkmoor Properties
Mill & Main · Summary
$2.73M
Senior loan, 65% of cost
10.0%
Debt yield on day one
2.05x
Coverage by year ten
Larkmoor Properties · October 2026
Turn your phone sideways for a closer look.
For lease
Corner storefront
at Mill & Main
The space
- Glass on two streets, at the busiest corner downtown
- New storefront, awning and sign band already in place
- Open sales floor, a back room and one restroom
- Rear door to the courtyard and shared loading
The block
- Ten neighbors: shops below, offices and apartments above
- 540 apartments planned within a five-minute walk
- Two blocks from the rail station
And the one-page version.
A leasing flyer for one storefront in the same building, in the same brand as the deck.
same building. one page.
- Investment pitchesFor investors and lenders: the deal, the numbers and the ask.
- Sales brochuresA property coming to market, laid out for buyers.
- Leasing brochuresThe space, the neighbors and the terms, for prospective tenants.
- Proposals and brand decksA new venture or a new identity, presented for sign-off.
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