CRE Credit Analysis Framework
Assess CRE loan applications using standardized underwriting methodology and risk frameworks
What You Can Do
You can systematically analyze CRE loan applications—acquisitions, refinances, and construction—using a disciplined underwriting framework that evaluates borrower experience, property cash flow generation, market dynamics, and loan structure risk. The skill produces detailed credit memoranda with quantified risk assessments, debt service coverage analysis, stress scenarios, and explicit recommendations, enabling you to identify credit issues early and support loan committee decisions with institutional-grade documentation.
Features
assess track record, liquidity, recourse capacity, and entity structure across CRE portfolios
evaluate revenue stability, expense structure, tenant quality, lease terms, and physical condition
calculate DSCR under base, stress, and exit scenarios; identify refinance risk windows
analyze supply/demand dynamics, cap rate trends, absorption rates, and economic sensitivity
assess LTV, amortization terms, covenants, reserve requirements, and exit timeline alignment
categorize credit risks (borrower, property, market, structure) and quantify impact on loss severity
produce standardized loan committee packages with underwriting summary, financial exhibits, and documented decisions
track annual obligations, financial triggers, and performance metrics for ongoing portfolio management
Example Output
Example 1: Office Building Acquisition Loan
DSCR Analysis:
- Base case: 1.32x (NOI $2.64M / Debt Service $2.0M)
- 10% income decline stress: 1.19x (acceptable)
- Exit scenario (refinance at 85% LTV in Year 3): NOI needs to support $3.2M debt service (rate assumption 5.5%)
Risk Summary:
- Borrower: Strong (25-year CRE track record, $150M AUM, 1.2x leverage)
- Property: Moderate (92% occupancy, 60% investment-grade tenants, 6.2-year lease duration)
- Market: Moderate-High (downtown office supply increasing 3% annually, flight-to-quality underway)
- Structure: Acceptable (72% LTV, semi-annual financial covenants, 3-year lockbox if DSCR falls below 1.20x)
Recommendation: Approve with standard documentation. Implement quarterly reporting given market softness.
Example 2: Construction Loan Risk Assessment
- Cost overrun scenario (+10%): Borrower injection obligation: $2.5M vs. available liquidity $8M ✓
- Lease-up delay (6 months): Impact on stabilization DSCR: 1.18x (minimum covenant 1.10x) ✓
- Interest rate spike (+150 bps on floating rate): Annual debt service increase $1.2M (9% of stabilized NOI)
- Exit timing compression: Forced sale if unable to refinance within 24 months post-lease-up
What's Included
- SKILL.md: Complete CRE credit analysis framework with phase-by-phase workflows
- Borrower Assessment Template: Financial analysis checklist, leverage ratios, liquidity metrics, experience verification
- Property Fundamentals Worksheet: Rent roll validation, expense analysis, capital needs assessment, physical condition review
- Financial Modeling Framework: Pro forma assumptions, DSCR calculation models, stress scenarios (base/stress/distress), sensitivity analysis
- Risk Ranking Matrix: Categorized risk factors, severity quantification, portfolio concentration assessment
- Credit Memorandum Template: Standardized loan committee presentation format with underwriting summary, exhibits, and documented approval rationale
Who It's For
- Credit analysts evaluating new CRE loan applications and managing existing exposures
- Loan committee members reviewing underwriting quality and risk assessments for approval decisions
- Commercial real estate relationship managers preparing borrower meetings and documenting credit decisions
- Risk management professionals conducting portfolio stress testing and covenant monitoring
- Compliance and audit teams validating underwriting documentation and methodology consistency
Best For
- New CRE loan originations (acquisitions, refinances, construction loans) requiring structured underwriting
- Credit memoranda preparation for loan committee presentations with risk quantification and recommendations
- Annual borrower review and covenant monitoring across multi-property CRE portfolios
- Stress scenario analysis during market downturns or interest rate cycles to identify refinance risk
- Comparative risk analysis across competing loan proposals with different leverage, structure, or borrower profiles
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