Home / Solutions / Distribution Payments / Profit Distribution

Profit distribution
in commercial real estate

Covercy makes CRE profit distribution simple & seamless for general partners (GPs) and syndicators. Give Covercy a try for free.

Try For Free

profit distribution in commercial real estate

Covercy is trusted by:

Everything you need to know
about profit distribution

In commercial real estate investing, profit distribution usually depends on the type of investment vehicle (like an LLC, Limited Partnership, or Real Estate Investment Trust) and the specific terms of the investment agreement. Below is more information about Limited Partnerships and LLCs, but please note that these are generalized explanations and the specifics can vary depending on the particular arrangement.

Limited Partnerships (LPs)

LPs consist of one or more General Partners (GPs) and one or more Limited Partners (LPs). GPs are typically responsible for managing the partnership’s operations and can have unlimited liability, while LPs have limited liability and usually do not participate in day-to-day operations.

Profits (and losses) in an LP are typically distributed according to the partnership agreement, which sets out the proportion in which each partner will share. It’s common for the GP to receive a management fee (based on the property’s income or asset value) and a performance fee (based on the profits). The rest of the profits are typically distributed to the LPs based on their proportionate ownership stake.

Limited Liability Companies (LLCs)

LLCs are a type of legal business entity that combines the characteristics of a corporation and a partnership or sole proprietorship. The owners of an LLC are referred to as members, and profits and losses are typically distributed according to the operating agreement. This could be equally amongst all members, or it could be in proportion to their ownership stake.

An LLC can also provide a more flexible structure than an LP, allowing for special allocations of profits and losses that do not strictly adhere to ownership percentages.

In both structures, outside investors typically receive a return on their investment through distributions of profit. The specifics can vary based on factors like the terms of the investment agreement, the performance of the investment, the structure of the investment vehicle, and the legal and tax considerations.

Both LPs and LLCs provide a level of liability protection to the investors. This means that investors are typically only liable for the amount they invested and do not have personal liability for the company’s debts. However, the main difference is in the management structure and flexibility, with LPs typically having a more rigid structure with GPs managing the operations, and LLCs allowing for more flexibility.

At Covercy, we believe that integrated banking services are key to streamlining profit distribution to outside investors.

Transparency & accuracy in payment distribution builds trust and strengthens the overall investor-manager relationship, making investors more likely to contribute to your next deal.

Covercy integrates distribution payments seamlessly with other powerful investor management tools. Try it free today.

Get Started

The 4-step profit
distribution process

Calculating Profits

This involves determining the net income of the investment, which requires subtracting all costs and expenses from total revenue. This can also involve calculating capital gains if properties have been sold.

Applying the Distribution Waterfall

This refers to the method of distributing profits as defined in the partnership agreement. This can involve preferred returns, where certain investors are entitled to a minimum return before others receive any profits, as well as other tiers of profit distribution based on the performance of the investment. Read more about waterfall distributions here.

Distributing the Funds

Once the above calculations are done, the actual distribution of profits can occur. This usually involves transferring the funds to each investor’s bank account.

Reporting

Investors should also receive a report detailing the distribution and how it was calculated, often as part of a regular update on the performance of their investment.

Typically, General Partners (GPs) in a real estate investment, or their appointed representatives, are responsible for calculating and distributing profits to Limited Partners (LPs) or outside investors. GPs often use a combination of software and hired services such as accountants or fund administrators to handle the process, as it can become quite complex, especially for larger investments. Even with this assistance, they still need to ensure the calculations are correct and that the distributions are made properly.

Everything you need to know about distribution payments

Periodic Distributions vs. Lump Sum Distributions

The method of distribution usually depends on the nature of the investment, the structure of the investment vehicle (like a partnership or LLC), and the terms of the investment agreement.

Some investments may use a combination of both methods. For example, a real estate investment might provide periodic distributions from rental income and then a lump sum distribution when the property is sold.

Periodic Distributions: These are regular payments made to investors over a specific period of time. These could be monthly, quarterly, semi-annually, or annually. The frequency usually depends on the terms of the investment and the nature of the income. For example, in a real estate investment, this could be rental income being distributed to the investors on a regular basis. It’s similar to receiving a dividend from a stock investment.

Lump Sum Distributions: A lump-sum distribution is a one-time payout of all returns on investment. Instead of receiving smaller, regular payments, investors receive all their profits at once. This is common in investments that have a defined endpoint, such as a real estate investment that is based on the sale of a property. Once the property is sold and all costs are paid, the remaining profit is distributed to investors in a lump sum.

The choice between periodic and lump sum distributions may have different tax implications and impacts on an investor’s overall financial strategy, and it’s advisable to consult with a financial advisor or tax professional to understand these impacts.

Learn more about real estate syndication

The Difference Between
Funds & Direct Investment

Direct Investment: When investing in a single property, investors (often structured as Limited Partners or LPs) usually receive income based directly on the performance of that one asset. Income can come from rental payments, and the eventual profit can come from the appreciation of the property when it is sold. The net income (total income minus expenses) is often distributed to investors on a periodic basis, usually monthly or quarterly. When the property is sold, the profits are distributed to investors in a lump sum after the payment of all expenses and the return of the initial capital contributions.

Real Estate Fund: A real estate fund operates differently. It’s a pool of capital from multiple investors that is used to invest in a diversified portfolio of properties, rather than just a single asset. This spreads out the risk and potentially provides more stable returns, as the performance of the fund is not tied to a single property.

The fund manager is responsible for acquiring and managing the properties, and income is generated from a variety of sources, including rental income, profits from property sales, and sometimes interest income from loans secured by real estate.

Distributions are usually made to investors on a periodic basis, such as quarterly or annually, and are based on the overall performance of the fund, not just a single property. The fund’s profits are typically distributed after all expenses and fees are paid, and after any preferred returns to investors are met. Also, the exit strategy for a real estate fund can be different. While a single property investment ends with the sale of the property, a real estate fund may have a planned liquidation date when all assets are sold and the fund is closed, or it may operate indefinitely, with investors buying and selling shares in the fund.

In both cases, the specifics of the profit distribution will be outlined in the investment agreement. It’s important for investors to fully understand these terms, as well as the risks and potential returns, before investing.

Use Covercy to manage fundraising & distributions in one place

Common income & expenses
in commercial real estate syndication

Commercial real estate syndication involves pooling together capital from a group of investors (often called limited partners or LPs) to invest in a property that’s managed by a sponsor or general partner (GP). In terms of income versus expenses, here’s a basic breakdown of what’s typically taken into account:

1 2 3

Income

Rental Income: This is the primary source of income in most commercial real estate syndications. It’s the rent paid by the tenants occupying the property.

Additional Income: This can include things like parking fees, laundry income, fees for pets, storage, and other additional income that can be derived from the property.

Capital Gains: These are profits realized from the sale of the property, once it appreciates in value.

Expenses

Operating Expenses: These include costs associated with the ongoing operations of the property, such as maintenance, utilities, property management fees, insurance, property taxes, and repairs.

Financing Costs: These include mortgage payments if the property has been financed, as well as any other costs associated with the financing.

Capital Expenditures (CapEx): These are significant expenses that are not part of regular maintenance, such as replacing a roof, upgrading systems like HVAC, or other large-scale improvements.

Syndication Costs: These include costs associated with putting the deal together and managing the syndication, like legal fees, accounting fees, acquisition fees, asset management fees, and possibly a preferred return for the GP.

Reserves: These are funds set aside for future capital expenditures, unexpected expenses, or vacancies.

Net Operating Income

The Net Operating Income (NOI) is calculated by subtracting all the operating expenses from the rental and additional income. This is a key figure in commercial real estate, as it’s used to calculate the cap rate and property value.

When a property is sold, the sale price minus the remaining mortgage balance, any selling costs, and any return of initial capital contributions to investors equals the profit from the sale.

The profit distribution to the LPs typically happens after all expenses are accounted for. Often, there’s a “waterfall” model, where the profits are split between the GP and LPs according to certain thresholds or tiers, which are outlined in the partnership agreement. This can also include a preferred return, which is a minimum return that the LPs are entitled to before the GP can participate in the profits.

expenses - roof repair - NOI profit distribution

net operating income - NOI profit distribution real estate

Income

Rental Income: This is the primary source of income in most commercial real estate syndications. It’s the rent paid by the tenants occupying the property.

Additional Income: This can include things like parking fees, laundry income, fees for pets, storage, and other additional income that can be derived from the property.

Capital Gains: These are profits realized from the sale of the property, once it appreciates in value.

Expenses

Operating Expenses: These include costs associated with the ongoing operations of the property, such as maintenance, utilities, property management fees, insurance, property taxes, and repairs.

Financing Costs: These include mortgage payments if the property has been financed, as well as any other costs associated with the financing.

Capital Expenditures (CapEx): These are significant expenses that are not part of regular maintenance, such as replacing a roof, upgrading systems like HVAC, or other large-scale improvements.

Syndication Costs: These include costs associated with putting the deal together and managing the syndication, like legal fees, accounting fees, acquisition fees, asset management fees, and possibly a preferred return for the GP.

Reserves: These are funds set aside for future capital expenditures, unexpected expenses, or vacancies.

NOI (Net Operating Income)

The Net Operating Income (NOI) is calculated by subtracting all the operating expenses from the rental and additional income. This is a key figure in commercial real estate, as it’s used to calculate the cap rate and property value.

When a property is sold, the sale price minus the remaining mortgage balance, any selling costs, and any return of initial capital contributions to investors equals the profit from the sale.

The profit distribution to the LPs typically happens after all expenses are accounted for. Often, there’s a “waterfall” model, where the profits are split between the GP and LPs according to certain thresholds or tiers, which are outlined in the partnership agreement. This can also include a preferred return, which is a minimum return that the LPs are entitled to before the GP can participate in the profits.

Try Covercy free today

Additional CRE profit distribution resources for General Partners

The buck stops with you, so it is imperative that you get distributions right for your investors.

Below, Covercy experts have compiled a list of some of our favorite commercial real estate resources to help GPs keep learning & improving their profit distribution process.

National Real Estate Investor (NREI): NREI provides a wealth of information on all aspects of real estate investing, including commercial real estate and profit distribution strategies.

BiggerPockets: This is a real estate investing social network and information hub, and it has a wealth of articles, blogs, and forums where you can learn about profit distribution and connect with other real estate professionals.

Commercial Property Executive: This digital magazine is another good resource for industry news and analysis. They often publish articles on finance and investment strategies.

Although not online, books like “The Complete Guide to Buying and Selling Apartment Buildings” by Steve Berges (view sample) or “Mastering the Art of Commercial Real Estate Investing” by Doug Marshall (ebook available on Scribd) can provide in-depth information about the financial aspects of commercial real estate.

Remember, while these resources can provide valuable information, they are no substitute for professional legal and financial advice. It’s important to consult with professionals to understand the legal and tax implications of your profit distribution strategy.

Get expert advice from Covercy

More about profit
distribution

Blog Post

How CRE Investment Managers Can Calculate Real Estate Distributions

Ebook

4 Alternative Investment Opportunities
to Expand Your Focus

DOWNLOAD NOW

Help Center

How to Create a Waterfall Distribution

LEARN HOW

Browse all covercy resources

Tailor Covercy’s investor management
features for your real estate firm

Free

Free investment management software

Free plan includes:

Investor management

Manage your assets and your investors all in one place.
Investor Portal with reporting

Elegant investor portal where your investors can review performance.
Fundraising and capital call management

Promote new properties/assets via the platform. Record interest level and funding.

Standard

Save 20%

Automate payments and increase productivity

All the benefits of Free, and:

Full Investor Portal

Give access to your investors: new opportunities, assets, reports, documentation, K1s.
Automated distribution payments

End-to-end automated distribution payments. Calculate, notify, distribute directly to your investor's bank account.
Capital call collection with ACH debit

After fundraising commitment, automate the capital call payment processing and reconciliation.

Try for free

Pro

Save 20%

For growing teams and funds

All the greatness of Standard, and:

Funds (with capital commitments)

Allows raising funds in an open fund structure.
FDIC insured wallets per Fund

All funds in the Covercy Wallet are FDIC insured by our banking partner.
Fully customizable permissions

User roles fully customizable.

Try for free

SEE ALL FEATURES & PRICING

Not sure which is right for you?
Book a demo and we’ll help you decide.

Try it Free Request a Demo

Banking services:

*Covercy is a financial technology company, and is not a bank. Banking services provided by Thread Bank, Member FDIC. he tiered annual percentage yield (APY) is effective as of September 19, 2024. This is a variable rate based on the Federal Funds Rate and may change after the account is opened. Rate is compounded daily and credited monthly. Fees may reduce earnings on the account. The Covercy Visa Debit Card is issued by Thread Bank, pursuant to a license from Visa U.S.A. Inc. and may be used everywhere Visa is accepted. FDIC insurance is available for funds on deposit through Thread Bank, Member FDIC. Pass-through insurance coverage is subject to conditions.
Your deposits qualify for up to $3,000,000 in FDIC insurance coverage when placed at
program banks in the Thread Bank deposit sweep program. Your deposits at each program
bank become eligible for FDIC insurance up to $250,000, inclusive of any other deposits you
may already hold at the bank in the same ownership capacity. You can access the terms and
conditions of the sweep program at https://go.thread.bank/sweepdisclosure and a list of
program banks at https://go.thread.bank/programbanks. Please contact
customerservice@thread.bank with questions regarding the sweep program. Pass-through insurance coverage is subject to conditions.

Payment services:

The Currency Cloud Limited (Non MIFID related products). Registered in England No. 06323311. Registered Office: Stewardship Building 1st Floor, 12 Steward Street London E1 6FQ. The Currency Cloud Limited is authorized by the Financial Conduct Authority under the Electronic Money Regulations 2011 for the issuing of electronic money (FRN: 900199)
Covercy Europe Limited. Registered in England No. 675000. Registered Office: 5 Elstree Gate, Elstree Way, Borehamwood, Hertforshire, WD6 1JD, UK
Covercy Technological Trading Limited. Registered in Israel No. 57797. Registered Office: 3 Ha-Yetsira St, Ramat Gan 5252141.
For clients based in the European Economic Area, payment services for Covercy Europe Ltd. are provided by CurrencyCloud B.V.. Registered in the Netherlands No. 72186178. Registered Office: Nieuwezijds Voorburgwal 296 – 298, Mindspace Nieuwezijds Office 001 Amsterdam. CurrencyCloud B.V. is authorised by the DNB under the Wet op het financieel toezicht to carry out the business of an electronic-money institution (Relation Number: R142701).
For clients based in the United States, payment services for Covercy Europe Ltd. are provided by The Currency Cloud Inc. which operates in partnership with Community Federal Savings Bank (CFSB) to facilitate payments in all 50 states in the US. CFSB is registered with the Federal Deposit Insurance Corporation (FDIC Certificate# 57129). The Currency Cloud Inc is registered with FinCEN and authorised in 39 states to transmit money (MSB Registration Number: 31000206794359). Registered Office: 104 5th Avenue, 20th Floor, New York , NY 10011.
For clients based in the United Kingdom and rest of the world, payment services (Non MIFID related products) for Covercy Europe Ltd. are provided by The Currency Cloud Limited. Registered in England and Wales No. 06323311. Registered Office: Stewardship Building 1st Floor, 12 Steward Street London E1 6FQ. The Currency Cloud Limited is authorised by the Financial Conduct Authority under the Electronic Money Regulations 2011 for the issuing of electronic money (FRN: 900199).

All testimonials, reviews, opinions or case studies presented on our website may not be indicative of all customers. Results may vary and customers agree to proceed at their own risk.

Profit distribution in commercial real estate

Covercy is trusted by:

Everything you need to know about profit distribution

The 4-step profit distribution process

Common income & expenses in commercial real estate syndication

Income

Expenses

Net Operating Income

Income

Expenses

NOI (Net Operating Income)

More about profit distribution

Tailor Covercy’s investor management features for your real estate firm

Solutions

Company

Resources

Legal

Banking services:

Payment services:

Profit distribution
in commercial real estate

Everything you need to know
about profit distribution

The 4-step profit
distribution process

Common income & expenses
in commercial real estate syndication

More about profit
distribution

Tailor Covercy’s investor management
features for your real estate firm