Syndication Fee Calculator

See exactly what your GP earns — and how fees impact your returns.

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Educational Tool — Not Financial or Investment Advice

This calculator uses simplified assumptions and approximations. Results are illustrative only and will differ from actual deal performance. Fee structures, waterfall mechanics, and return calculations vary significantly by deal. Do not use this tool to make investment decisions. Always review the actual PPM and Operating Agreement, and consult a qualified financial advisor or securities attorney before investing.

Deal Inputs

Purchase Price

Total LP Equity Invested

Acquisition Fee

Typical: 1-2%

Annual Asset Management Fee

Typical: 1-2%

Construction Management Fee

Optional. 0% if no value-add.

Disposition Fee

Typical: 1-2%

Preferred Return

Typical: 7-8%

GP Promote / Carried Interest

Typical: 20-30%

Projected Annual Cash-on-Cash

Projected Exit Price

Hold Period: 5 years

3 yrs10 yrs

Fee Breakdown: What the GP Earns

Total GP compensation over the 5-year hold period

Fee	Rate	Amount	When Paid	vs. Market
Acquisition Fee	2.0%	$200,000	At close	Within market range
Asset Management Fee	1.5%	$225,000	Annually ($45,000/yr)	Within market range
Disposition Fee	1.0%	$130,000	At exit	Within market range
GP Promote / Carry	20.0%	$448,000	At exit (above pref)	Within market range
Total GP Compensation		$1,003,000	Over 5 years

GP total compensation = 29.2% of your total potential profit

Your Returns: With Fees vs. Without

With Current Fee Structure

LP Profit$2,437,000

Equity Multiple1.81x

Est. IRR13.1%

Hypothetical Zero-Fee

LP Profit$3,440,000

Equity Multiple2.15x

Est. IRR18.4%

Fee Drag: 29.2% of your potential returns are consumed by fees. That's $1,003,000 over the hold period.

Distribution Waterfall

How profits flow from the deal to you and the GP

1Return of CapitalLP

$3,000,000

LP gets their original investment back first

2Preferred ReturnLP

$1,200,000

8% annual pref × 5 years

3GP Catch-UpGP

$300,000

GP catches up to 20% of all profits above ROC

4Profit SplitSplit

$1,940,000

80% LP / 20% GP

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