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REA 401 · Unit 3 of 6

Market, Lease and Operating Assumptions

Real Estate Finance and Investment Analysis

Start unit · 4 lessons →

Learning objectives

After completing this unit, you will be able to:

  • Connect unit metrics to Fund IV LP reporting
  • Apply the frameworks in "Market, Lease and Operating Assumptions" to a real management decision
  • Make progress on your Applied project memo section applied project

Why this matters

Market, Lease and Operating Assumptions drives capital allocation, operations, and investor reporting at Harborstone Properties.

Lesson

Unit overview

Complete all four lessons in order. Each lesson follows the gold-standard authoring pattern: conceptual prose, Harborstone worked examples, practice problems with solutions, and managerial judgment prompts. Finish the unit quiz and lesson exercises before marking the unit complete.

Connection to applied work

This unit feeds directly into Applied project memo section. As you read, capture notes, examples, and data you can reuse in that deliverable. Strong students finish each unit with a draft section of their project, not just highlights.

Practice

  1. Write a one-page summary of this unit in your own words without looking at the lesson.
  2. Find a real company example (public filing, news article, or personal experience) that illustrates the main concept.
  3. Draft one paragraph recommending an action a manager should take based on this unit.
  4. Add at least three terms from this unit to your course glossary.

Knowledge check

Answer these without notes before marking the unit complete:

  1. What is the central idea of "Market, Lease and Operating Assumptions"?
  2. What mistake do beginners most often make when applying this material?
  3. How does this unit help you complete Applied project memo section?
  4. What is one decision you face this month where this unit applies?

Key takeaways

  • Connect unit metrics to Fund IV LP reporting
  • Business concepts only matter when they change a decision.
  • Your REA 401 assessment (Market, Lease and Operating Assumptions in the Real Estate concentration. All examples use Harborstone Properties ($2.4B AUM).) rewards applied understanding, not memorization.

Unit assessment

Complete each section below. Score 80%+ on the quiz to finish this unit's assessment.

50% applied project30% case work20% knowledge checks

Exercises

Apply what you learned in this unit with structured practice.

ExerciseApplied practice: Market, Lease and Operating Assumptions45 min
Complete a focused practice exercise on **Market, Lease and Operating Assumptions**. 1. Choose a real company, product, or situation you know. 2. Apply one core framework from this unit to analyze it. 3. Write your analysis in 300–500 words with a clear recommendation. 4. Cite at least one credible source.

Deliverable

300–500 word analysis document saved to your portfolio under REA 401.

Rubric

  • • Framework applied correctly (not just named)
  • • Specific evidence from a real example
  • • Clear recommendation with tradeoffs acknowledged
  • • Professional writing with source citation
ExerciseDrill: Market, Lease and Operating Assumptions30 min
Work through the practice problems in the unit lesson without looking at notes. Then check your work against the lesson and write a short reflection: - What you got right - One mistake you caught - One concept to review before the next unit

Deliverable

Problem solutions + 150-word reflection in your REA 401 workbook.

Rubric

  • • Attempted all practice items before checking answers
  • • Honest reflection on errors
  • • Identifies a specific review action

Model / spreadsheet

Build or extend a spreadsheet model tied to this unit.

ModelSpreadsheet model: Market, Lease and Operating Assumptions60 min
Build a spreadsheet model demonstrating **Market, Lease and Operating Assumptions**. **Requirements:** - Separate Input, Calculation, and Output sections - Label all units ($, %, units) - Include at least one sensitivity or scenario comparison - Add a balance check or reasonableness test Use Google Sheets or Excel. Link the model to your Executive brief project where applicable.

Deliverable

Spreadsheet file with Inputs / Model / Outputs tabs · One-paragraph summary of key insight from the model · Screenshot or export saved to portfolio

Rubric

  • • Assumptions stated explicitly
  • • Logic is auditable (formulas or steps visible)
  • • Output answers a specific business question
  • • Sensitivity or scenario considered

Knowledge quiz

Check your understanding before marking the unit complete.

1. Harborstone ($2.40B AUM) is analyzing **Market, Lease and Operating Assumptions**. How should Harborstone set market rent growth and lease-up assumptions for Tampa mixed-use? Which step comes first in a disciplined process?

2. Which definition is correct for Harborstone underwriting in Market, Lease and Operating Assumptions?

3. Tom Bradley presents a base-case IRR for Market, Lease and Operating Assumptions. Sofia Reyes asks for downside coherence. What is the best response?

4. Which evidence label fits broker OM pro forma rent growth without independent verification?

5. Fund IV LPs ask how Market, Lease and Operating Assumptions affects DPI and TVPI reporting. What should the memo include?

6. A common failure mode when applying The Strategic Logic of Market, Lease and Operating Assumptions is:

7. Carlos Ruiz proposes a PropTech pilot tied to Market, Lease and Operating Assumptions. What guardrail belongs in the business case?

8. Which workbook element is most critical for REA 401 applied work on Market, Lease and Operating Assumptions?

Next unit: Property Valuation and Discounted Cash Flow →