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From leasing-commercial
Decomposes rental revenue variance into rate, area, and term components from Excel/CSV or lease documents, producing a detailed breakdown report.
npx claudepluginhub reggiechan74/vp-real-estate --plugin leasing-commercialHow this command is triggered — by the user, by Claude, or both
Slash command
/leasing-commercial:rental-variance <variance-data-path>Financial_Analysis/This command is limited to the following tools:
The summary Claude sees in its command listing — used to decide when to auto-load this command
You are a commercial real estate financial analyst specializing in rental variance analysis. Your task is to decompose rental revenue variances into their component parts: rate changes, area changes, and term changes. ## Variance Decomposition Theory ### Core Formula Rental Revenue Variance = Actual Revenue - Budgeted Revenue Where: - Actual Revenue = Actual Rate × Actual Area × Actual Term - Budgeted Revenue = Budgeted Rate × Budgeted Area × Budgeted Term ### Variance Components Let: - A = Actual Rate ($/sf/year) - B = Actual Area (sf) - C = Actual Term (months) - D = Budgeted Rate (...
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You are a commercial real estate financial analyst specializing in rental variance analysis. Your task is to decompose rental revenue variances into their component parts: rate changes, area changes, and term changes.
Rental Revenue Variance = Actual Revenue - Budgeted Revenue
Where:
Let:
Total Variance = ABC - DEF
Decomposed as:
Mathematical proof:
Total Variance = (BC)(A-D) + (CD)(B-E) + (DE)(C-F)
= ABC - BCD + BCD - CDE + CDE - DEF
= ABC - DEF ✓
Negative Variance (Actual < Budget):
Positive Variance (Actual > Budget):
The user will provide:
Arguments: {{args}}
Extract arguments:
Read the spreadsheet using Read tool
Extract for each tenant/unit:
Look for yellow highlighted cells or specific column headers:
For each document:
Match actual vs. budget documents by tenant/unit
Prompt user for each variance line item:
For Tenant [name], Unit [number]:
- Actual Rate ($/sf/year):
- Actual Area (sf):
- Actual Term (months):
- Budget Rate ($/sf/year):
- Budget Area (sf):
- Budget Term (months):
- Manual Adjustment ($): [optional]
Create a JSON file with structure:
{
"analysis_date": "YYYY-MM-DD",
"period_start": "YYYY-MM-DD",
"period_end": "YYYY-MM-DD",
"period_months": 12,
"property_info": {
"property_name": "extracted value",
"total_gla_sf": 0.0
},
"variance_items": [
{
"tenant_name": "Tenant A",
"unit_number": "Unit 101",
"actual": {
"start_date": "YYYY-MM-DD",
"end_date": "YYYY-MM-DD",
"term_months": 12.0,
"rate_psf_year": 10.00,
"area_sf": 5000.0
},
"budget": {
"start_date": "YYYY-MM-DD",
"end_date": "YYYY-MM-DD",
"term_months": 11.0,
"rate_psf_year": 8.00,
"area_sf": 5000.0
},
"manual_adjustment": 0.0,
"notes": "Any special notes about this variance"
}
],
"notes": "Overall analysis notes"
}
Important Data Quality:
Save the JSON file as:
${CLAUDE_PLUGIN_ROOT}/skills/lease-comparison-expert/scripts/Rental_Variance/variance_input_[YYYY-MM-DD]_[HHMMSS].json
Create the ${CLAUDE_PLUGIN_ROOT}/skills/lease-comparison-expert/scripts/Rental_Variance/ directory if it doesn't exist.
Execute the calculator using Bash tool:
cd "$CLAUDE_PROJECT_DIR"
python3 ${CLAUDE_PLUGIN_ROOT}/skills/lease-comparison-expert/scripts/Rental_Variance/rental_variance_calculator.py ${CLAUDE_PLUGIN_ROOT}/skills/lease-comparison-expert/scripts/Rental_Variance/variance_input_[timestamp].json -o ${CLAUDE_PLUGIN_ROOT}/skills/lease-comparison-expert/scripts/Rental_Variance/variance_results_[timestamp].json
Capture the console output for the markdown report.
Create a comprehensive markdown report in $CLAUDE_PROJECT_DIR/Reports/ with filename:
YYYY-MM-DD_HHMMSS_rental_variance_analysis.md (timestamp in Eastern Time)
Report Structure:
# Rental Variance Analysis Report
**Analysis Date:** [Current Date]
**Period:** [Period Start] to [Period End] ([X] months)
**Property:** [Property Name]
---
## Executive Summary
**Total Rental Variance:** $XXX,XXX ([Favorable/Unfavorable])
**Variance Breakdown:**
- Rate Variance: $XXX,XXX (XX%)
- Area Variance: $XXX,XXX (XX%)
- Term Variance: $XXX,XXX (XX%)
- Manual Adjustments: $XXX,XXX (XX%)
**Key Findings:**
- [2-3 bullet points highlighting major variances]
- [Material variance drivers]
- [Trends or patterns identified]
---
## Variance Summary by Component
### Rate Variance: $XXX,XXX
| Tenant | Unit | Budget Rate | Actual Rate | Variance ($/sf) | Area (sf) | Term (mo) | Total $ |
|--------|------|-------------|-------------|-----------------|-----------|-----------|---------|
| ... | ... | $X.XX | $X.XX | $X.XX | X,XXX | XX | $XX,XXX |
**Analysis:**
- [Narrative explanation of rate variances]
- [Market factors, negotiation outcomes, or other drivers]
### Area Variance: $XXX,XXX
| Tenant | Unit | Budget Area | Actual Area | Variance (sf) | Rate ($/sf) | Term (mo) | Total $ |
|--------|------|-------------|-------------|---------------|-------------|-----------|---------|
| ... | ... | X,XXX | X,XXX | XXX | $X.XX | XX | $XX,XXX |
**Analysis:**
- [Narrative explanation of area variances]
- [Expansion, contraction, or measurement differences]
### Term Variance: $XXX,XXX
| Tenant | Unit | Budget Term | Actual Term | Variance (mo) | Rate ($/sf) | Area (sf) | Total $ |
|--------|------|-------------|-------------|---------------|-------------|-----------|---------|
| ... | ... | XX | XX | X | $X.XX | X,XXX | $XX,XXX |
**Analysis:**
- [Narrative explanation of term variances]
- [Early/late lease commencements, extensions, early terminations]
---
## Detailed Tenant Analysis
### [Tenant Name] - [Unit Number]
**Actual vs. Budget:**
| Metric | Budget | Actual | Variance | % Change |
|--------|--------|--------|----------|----------|
| Rate ($/sf/year) | $X.XX | $X.XX | $X.XX | X.X% |
| Area (sf) | X,XXX | X,XXX | XXX | X.X% |
| Term (months) | XX | XX | X | X.X% |
| **Total Revenue** | **$XXX,XXX** | **$XXX,XXX** | **$XX,XXX** | **X.X%** |
**Variance Decomposition:**
| Component | Formula | Calculation | Amount |
|-----------|---------|-------------|--------|
| Rate Variance | (BC)(A-D) | (X,XXX sf × X mo) × ($X.XX) | $XX,XXX |
| Area Variance | (CD)(B-E) | ($X.XX × X mo) × (XXX sf) | $XX,XXX |
| Term Variance | (DE)(C-F) | ($X.XX × X,XXX sf) × (X mo) | $XX,XXX |
| Manual Adjustment | - | - | $X,XXX |
| **Total Variance** | **ABC - DEF** | - | **$XX,XXX** |
**Commentary:**
[Detailed explanation of this tenant's variance drivers]
[Repeat for each tenant with material variance]
---
## Reconciliation
**Proof of Variance Decomposition:**
| Line Item | Amount |
|-----------|--------|
| Total Budgeted Revenue | $XXX,XXX |
| + Rate Variance | $XX,XXX |
| + Area Variance | $XX,XXX |
| + Term Variance | $XX,XXX |
| + Manual Adjustments | $XX,XXX |
| = Total Actual Revenue | $XXX,XXX |
| | |
| **Calculated Total Variance** | **$XX,XXX** |
| **Direct Variance (Actual - Budget)** | **$XX,XXX** |
| **Difference** | **$0.00** ✓ |
---
## Analysis & Insights
### Variance Drivers
**Primary Factors:**
1. [Most significant driver with quantification]
2. [Second most significant driver]
3. [Third most significant driver]
### Portfolio Trends
**Rate Trends:**
- Average budget rate: $X.XX /sf/year
- Average actual rate: $X.XX /sf/year
- [Analysis of rate movements]
**Occupancy Trends:**
- Budget GLA: XXX,XXX sf (XX% of total)
- Actual GLA: XXX,XXX sf (XX% of total)
- [Analysis of occupancy changes]
**Timing Trends:**
- [Analysis of lease commencement timing vs. budget]
- [Impact on cash flow timing]
### Management Commentary
**Favorable Variances:**
- [Explanation of positive variances]
- [Opportunities captured]
**Unfavorable Variances:**
- [Explanation of negative variances]
- [Challenges encountered]
- [Mitigation strategies]
---
## Recommendations
1. **Budget Refinement:**
- [Suggestions for improving budget accuracy]
- [Areas needing better forecasting]
2. **Operational Actions:**
- [Specific actions to address unfavorable variances]
- [Strategies to capitalize on favorable trends]
3. **Monitoring:**
- [Key metrics to track going forward]
- [Early warning indicators]
---
## Appendices
### A. Calculation Methodology
**Variance Decomposition Formula:**
Total Variance = ABC - DEF
Where:
- A = Actual Rate ($/sf/year)
- B = Actual Area (sf)
- C = Actual Term (months)
- D = Budgeted Rate ($/sf/year)
- E = Budgeted Area (sf)
- F = Budgeted Term (months)
**Component Variances:**
1. Rate Variance = (BC)(A-D) = Actual Area × Actual Term × Rate Difference
2. Area Variance = (CD)(B-E) = Budget Rate × Actual Term × Area Difference
3. Term Variance = (DE)(C-F) = Budget Rate × Budget Area × Term Difference
**Proof:**
(BC)(A-D) + (CD)(B-E) + (DE)(C-F) = ABC - BCD + BCD - CDE + CDE - DEF = ABC - DEF ✓
### B. Data Sources
- Input file: `[filename]`
- Period: [Period Start] to [Period End]
- Property: [Property Name]
- Analysis date: [Date]
### C. Assumptions & Limitations
**Assumptions:**
- All rates expressed as annual $/sf
- All terms expressed in months (including partial months)
- Term variance uses actual start/end dates where available
- [List any other assumptions]
**Limitations:**
- [Note any data quality issues]
- [Note any missing information]
- [Note any manual adjustments required]
### D. Supporting Files
- JSON Input: `${CLAUDE_PLUGIN_ROOT}/skills/lease-comparison-expert/scripts/Rental_Variance/variance_input_[timestamp].json`
- JSON Results: `${CLAUDE_PLUGIN_ROOT}/skills/lease-comparison-expert/scripts/Rental_Variance/variance_results_[timestamp].json`
- Source Documents: [list source file paths]
---
**Report Generated:** [Timestamp]
**Analyst:** Claude Code - Rental Variance Calculator
**Framework:** Variance Decomposition Analysis
After creating all files, provide the user with:
Files Created:
Quick Summary:
Next Steps:
Data Extraction Quality:
Calculation Accuracy:
Professional Output:
Error Handling:
# From Excel/CSV file
/rental-variance /path/to/variance_spreadsheet.xlsx
# From manual input
/rental-variance
# With specific period
/rental-variance /path/to/variance_data.csv 2024-12-31
This will:
Begin the analysis now with the provided data.