🎯 New Deal? Run a Quick Screen
Send Atlas the deal details via Telegram and get a one-page underwriting screen in minutes — location, market context, preliminary returns, fit with investment criteria, go/no-go with reasoning.
📱 Trigger: "Quick screen: [address / deal description]"
📱 Full model: "Build a pro forma for [project]"
📱 Waterfall: "Model a [X/Y] waterfall for [project]"
⚡ Financial Workflows
🔍
Deal Screen (5-Min)
New deal lands in your inbox. Atlas runs a quick screen — location, comps, preliminary returns, fit with criteria, risks. One-page output in under 5 minutes.
📱 "Quick screen: [deal details]"
📊
Pro Forma Build
Full financial model from scratch. Atlas pulls market comps, asks key questions, builds the model, and produces a sensitivity table across bull/mid/bear cases.
📱 "Build a pro forma for [project]"
💧
Waterfall Modeler
Model any JV waterfall structure — tiered promotes, preferred returns, IRR hurdles, catch-ups. Compare structures side by side with lot-by-lot or year-by-year distributions.
📱 "Model a [X/Y] waterfall for [project]"
📈
Sensitivity Analysis
What happens if pricing drops 10%? If costs run 15% over? If the timeline slips 6 months? Atlas models the downside so you know your walk-away before the deal does.
📱 "Run sensitivity on [project] — change [assumption]"
📉
Return on Capital
Across all active deals — what's committed, what's projected, what's returned. Portfolio-level IRR, equity multiple, and capital efficiency at a glance.
📱 "Show me portfolio returns"
🏗️
Fee Analyzer
Model disposition fees, asset management fees, construction management fees, and promotes across any deal structure. Shows total BBM compensation under each scenario.
📱 "What are BBM's total fees on [project]?"
📋 Active Financial Matters
🤖 March 31, 2026
📅 Kohlenberg — Distribution Timeline
Month
Event
BBM Receives
LO Receives
Mo 0
JV Executed — BBM invests $522K
($522,000)
Land in
Mo 3
Survey authorized & underway
—
—
Mo 6
Entitlement submitted to Comal County
—
—
Mo 12
Plat approved — active marketing begins
—
—
Mo 15
🏪 Lot 1 — QT Anchor closes ($4.2M gross) · T1+T2
+$1,392,286
+$2,604,714
Mo 18
🍗 Lot 2 — QSR Pad A closes ($2.8M gross) · T2
+$555,000
+$2,108,000
Mo 20
🍗 Lot 3 — QSR Pad B closes ($2.4M gross) · T2
+$475,000
+$1,804,000
Mo 22
🚗 Lot 4 — Car Wash closes ($1.8M gross) · T2
+$356,000
+$1,352,000
Mo 24
🏪 Lot 5 — Retail Strip A closes · T2+T3 · LO fully recovered
+$632,768
+$1,459,232 ✓
Mo 27
🏪 Lot 6 — Retail Strip B closes · T3
+$1,008,500
+$987,500
Mo 30
🏦 Lot 7 — Bank/Medical closes · T3
+$914,000
+$895,000
Mo 33
📦 Lot 8 — Outparcel closes · T3
+$768,500
+$752,500
Mo 38
🏗️ Lot 9 — Final Phase closes · T3
+$1,687,500
+$1,652,500
TOTAL
All lots closed — deal complete
$7,789,554
$13,615,446
📊 Scenario A vs B — Final Comparison
BBM Cash In$522,000
Gross Proceeds$22.5M
BBM Total Return$7,789,554
BBM Multiple14.9x
LO Total Return$13,615,446
LO Multiple1.51x
BBM Disposition Fees$225,000
Timeline~38 months
Risk LevelLower
BBM Cash In$3,080,000
Gross Proceeds$30-32M
BBM Total Return~$9-11M
BBM Multiple~3-3.5x
LO Total Return~$15-17M
LO Multiple1.7-1.9x
BBM Fees (Disp+Const)~$348,000
Timeline~48-54 months
Risk LevelHigher
💼 HSRE/BBM/JAK Standard Fee Structure
| Fee | Rate | Basis | When Earned | Applies To |
|---|
| Disposition Fee |
1% |
Gross sales price per lot/unit |
At each closing |
All projects — off top before waterfall |
| Asset Management Fee |
1% / year |
Equity raised from friends & family |
Annual, during hold |
When F&F equity is in the deal |
| Construction Mgmt Fee |
4% |
Hard construction/infrastructure costs |
As hard costs are incurred |
Scenario B / horizontal development only |
| Development Mgmt Fee |
TBD |
$195K flat or 1% gross (whichever greater) |
Drawn during project |
Entitlement-only deals (Scenario A) |