Split the Deal.
Keep Every Partner Honest.
Add every partner, set their capital contribution, role, and equity percentage — then see exactly how cash flow, promote, and exit proceeds land on each person's side of the table.
3 Partner Roles. Each With Different Waterfall Rights.
Assign a role and the calculator changes how cash flow, promote, and profit splits are allocated automatically.
General Partner (GP)
Runs the deal. Earns the promote above the preferred return hurdle. Typically contributes less capital but takes management risk and earns sponsor fees.
- Eligible for promote tiers
- Receives acquisition / asset mgmt fees
- Takes operational risk
Limited Partner (LP)
Passive capital. Earns the preferred return first, then shares in profit above the hurdle. Has no operational responsibility.
- Receives pref first (before GP)
- Passive — no management role
- Capped at LP share of promote tier
GP / LP Hybrid
Contributes real capital and helps run the deal. Earns pref on their capital portion plus a share of the promote on the operator side.
- Pref on capital contribution
- Share of promote on operator side
- Asymmetric: contribution ≠ equity %
Asymmetric Splits Are a Feature, Not a Bug
Contribution and equity percentage are modeled independently — because real deals rarely match dollar-for-dollar.
Four Ways to Structure the Same $200K Raise
Same property, same total capital — four different equity stories. Model every one before you shake hands.
| Structure | GP Contribution | GP Equity | Asymmetry | Best For |
|---|---|---|---|---|
| Equal-Equal | $100,000 | 50% | None | Co-equal JV between 2 operators |
| 70/30 Classic | $60,000 | 30% | Matched | Operator + 1 LP, no promote |
| Sweat-Equity GP | $10,000 | 25% | +20 pts | Operator earns equity above capital |
| Promote-Heavy | $20,000 | 10% base + 20% promote | +20 pts above hurdle | Syndication with 8% pref + promote |
Explore More Features
See everything Real Estate Partnership Equity Split Calculator has to offer.
Compensation & Fees Stack
Stack every sponsor fee on the right base — acquisition on equity raised, asset management on NOI, disposition on sale proceeds.
Learn more →Waterfall Calculator
Model per-stream tiered waterfalls: return of capital, preferred return, catch-up, promote — on cash flow, appreciation, and sale separately.
Learn more →Distribution Modeler
Year-by-year partner distributions in a stacked column chart, plus cumulative timelines and the exit waterfall.
Learn more →Multi-Property Portfolio Projections
Roll scenarios up to entity and portfolio with aggregate committed capital, IRR, and partner-level totals across deals.
Learn more →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.
Learn more →AI Authoring Suite
Four authoring prompts pre-filled with scenario numbers: LP pitch outline, investor one-pager, risk disclosure draft, operator weekly update.
Learn more →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.
Learn more →Structure the Split Before the Handshake
Model every partner, every role, every asymmetric equity story — in one scenario or a dozen.
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