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Sponsor Compensation Stack

Four Fees. One Stack.
Stacked on the Right Base.

Acquisition, asset management, disposition, and custom sponsor fees — each picks the correct financial base so 1% means 1% of the right number, not 10x the right number.

One-time at close
Acquisition Fee
1% of equity raised
$12,500
one-time
Annual, recurring
Asset Management Fee
1.5% of NOI
$1,275
/ yr on year-1 NOI
One-time at exit
Disposition Fee
1% of sale proceeds
$4,620
one-time at exit
Your fee, any base
Custom Fee
Refinance, loan-guarantee, construction oversight …
Flexible
$ or %

Pick the Right Fee Base

The calculator offers four bases — each represents a different pool of money.

Gross Rents

All rent collected before expenses.

Typical use
Property management fee (8% of collected rents).

NOI

Gross rents minus operating expenses.

Typical use
Asset management fee (1-2% of NOI). Most common for syndications.

Equity Raised

Total partner capital at close.

Typical use
One-time acquisition fee (1-3% of equity raised).

Sale Proceeds

Net proceeds at exit, after loan payoff.

Typical use
One-time disposition fee (1% of sale proceeds).

The 10x Fee Error Trap

Picking the wrong fee base is the single most common math error in sponsor compensation.

Wrong base
1% of Gross Rents
On a $100K gross-rent property
$1,000/yr
Right base
1% of NOI
On the same property, NOI = $55K
$550/yr
The gap
Near-2x over 5 years
Compounded over a hold period
$2,250 surprise
How the calculator catches it: every compensation source dropdown carries an inline plain-English tooltip explaining all four bases, and the live $/yr preview below the dropdown updates in real time using your scenario's year-1 base — so you see the dollar impact before you save the fee.

Live $/yr Preview Under Every Fee

As you type the percentage or switch the source, the dollar figure updates using real scenario numbers.

Asset Management Fee

Edit
1.50%
NOI (net operating income)
≈ $1,275 / yr on this scenario's year-1 NOI ($85,000)

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Define contribution, equity percentage, and role for every partner — with full support for asymmetric and hybrid splits.

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Waterfall Calculator

Model per-stream tiered waterfalls: return of capital, preferred return, catch-up, promote — on cash flow, appreciation, and sale separately.

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Distribution Modeler

Year-by-year partner distributions in a stacked column chart, plus cumulative timelines and the exit waterfall.

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Multi-Property Portfolio Projections

Roll scenarios up to entity and portfolio with aggregate committed capital, IRR, and partner-level totals across deals.

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Term Sheet Generator

Auto-build a one-page investor term sheet from your partners, fees, waterfall, and projections — share it before the attorney drafts the OA.

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AI Authoring Suite

Four authoring prompts pre-filled with scenario numbers: LP pitch outline, investor one-pager, risk disclosure draft, operator weekly update.

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AI Contract Review Pipeline

Five structured AI prompts that review JV and partnership agreements clause by clause — plain English, risks, obligations, negotiation playbook, executive brief.

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Stack Your Sponsor Fees Correctly

Four bases. Unlimited fee components. Live dollar preview on every one.

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