{
  "$schema": "Deal Configuration - Parkview Apartments Reference Example",
  "$_description": "FULLY POPULATED example deal. Every field has a realistic value. Use this as a reference when filling out deal.json for a new acquisition.",

  "dealId": "DEAL-2025-001",
  "dealName": "Parkview Apartments",

  "property": {
    "address": "4200 SE Division Street",
    "city": "Portland",
    "state": "OR",
    "zip": "97202",
    "county": "Multnomah",
    "propertyType": "multifamily",
    "yearBuilt": 1988,
    "totalUnits": 200,
    "totalSqFt": 180000,
    "avgUnitSqFt": 900,
    "stories": 3,
    "buildings": 8,
    "parking": {
      "type": "surface",
      "spaces": 250
    },
    "amenities": [
      "pool",
      "fitness center",
      "clubhouse",
      "dog park",
      "business center",
      "playground",
      "on-site laundry",
      "package lockers"
    ],
    "unitMix": {
      "$description": "Array of unit types with count and rent",
      "types": [
        {
          "type": "Studio",
          "count": 20,
          "avgSqFt": 500,
          "marketRent": 1200,
          "inPlaceRent": 1100
        },
        {
          "type": "1BR/1BA",
          "count": 80,
          "avgSqFt": 750,
          "marketRent": 1500,
          "inPlaceRent": 1400
        },
        {
          "type": "2BR/1BA",
          "count": 60,
          "avgSqFt": 1000,
          "marketRent": 1850,
          "inPlaceRent": 1725
        },
        {
          "type": "2BR/2BA",
          "count": 30,
          "avgSqFt": 1100,
          "marketRent": 2000,
          "inPlaceRent": 1875
        },
        {
          "type": "3BR/2BA",
          "count": 10,
          "avgSqFt": 1300,
          "marketRent": 2400,
          "inPlaceRent": 2250
        }
      ]
    }
  },

  "financials": {
    "askingPrice": 32000000,
    "pricePerUnit": 160000,
    "currentNOI": 2063700,
    "proFormaNOI": 2400000,
    "inPlaceOccupancy": 0.93,
    "marketOccupancy": 0.95,
    "trailingT12Revenue": 3571200,
    "trailingT12Expenses": 1507500,
    "capExBudget": 500000,
    "renovationBudget": 2000000,
    "estimatedClosingCosts": 480000
  },

  "financing": {
    "targetLTV": 0.70,
    "estimatedRate": 0.0565,
    "loanTerm": 10,
    "amortization": 30,
    "loanType": "Agency",
    "interestOnly": true,
    "ioPeriod": 2
  },

  "investmentStrategy": "core-plus",
  "strategyOptions": ["core", "core-plus", "value-add", "opportunistic"],
  "targetHoldPeriod": 5,
  "targetIRR": 0.15,
  "targetEquityMultiple": 1.8,
  "targetCashOnCash": 0.08,

  "seller": {
    "name": "Robert Chen",
    "entity": "Portland Realty Holdings LLC",
    "broker": "Michael Torres",
    "brokerFirm": "Summit Realty Group",
    "motivations": [
      "portfolio rebalancing",
      "retiring from active management",
      "1031 exchange timeline pressure"
    ]
  },

  "buyer": {
    "entity": "Pacific Northwest Capital Partners LLC",
    "contactName": "Sarah Williams",
    "contactEmail": "swilliams@example.com",
    "contactPhone": "503-555-0142"
  },

  "earnestMoney": {
    "initialDeposit": 500000,
    "initialDepositTiming": "Day 1 (PSA execution)",
    "additionalDeposit": 500000,
    "additionalDepositTiming": "DD expiration (2025-03-01)",
    "totalEarnestMoney": 1000000,
    "goesHardDate": "2025-03-01"
  },

  "timeline": {
    "loiDate": "2025-01-05",
    "psaExecutionDate": "2025-01-15",
    "ddStartDate": "2025-01-15",
    "ddExpirationDate": "2025-03-01",
    "financingCommitmentDeadline": "2025-03-15",
    "closingDate": "2025-04-15",
    "extensionOptions": [
      {
        "type": "dd",
        "days": 15,
        "cost": 50000,
        "description": "Due diligence extension - 15 days for additional $50K earnest money"
      },
      {
        "type": "closing",
        "days": 30,
        "cost": 100000,
        "description": "Closing extension - 30 days for additional $100K earnest money"
      }
    ]
  },

  "keyMetrics": {
    "$_description": "Pre-calculated key metrics for quick reference. These are derived from the data above.",
    "inPlaceCapRate": 0.0645,
    "proFormaCapRate": 0.075,
    "grossRentMultiplier": 8.33,
    "expenseRatio": 0.422,
    "debtServiceCoverageRatio": 1.45,
    "breakEvenOccupancy": 0.82,
    "pricePerSqFt": 177.78,
    "rentPerSqFt": 1.78,
    "lossToLease": 0.068,
    "grossPotentialRent": 3840000
  },

  "notes": "Class B garden-style multifamily in established SE Portland submarket. Property is well-maintained but dated finishes present core-plus repositioning opportunity. Adjacent to new light rail station (Division Transit Project) opening 2026. Strong rental demand driven by Portland metro in-migration. Seller is a long-term holder (since 2002) retiring from active management. 1031 exchange timeline creates motivation for clean, timely close. Environmental Phase I expected clean - no known contamination. Deferred maintenance items include roof sections (Buildings 3, 7), parking lot resurfacing, and HVAC units in Building 5."
}
