Real estate · Offering memorandum
Offering memorandum design, readable from cover to appendix.
An offering memorandum is longer and more detailed than a deck, and it is often the document investors read most carefully. Clear structure and readable financial tables matter more here than anywhere.
Fixed prices. No calls: you brief us in writing and comment in writing.
Section 4
The financial summary, laid out to be read
Illustration only. Any figures are invented for this sample slide.
Who reads it
Serious prospective investors and their advisers, after a first deck or meeting.
Turnaround
5 business days for a design rebuild; 3 business days for an audit.
How it differs
How an offering memorandum differs from a general pitch deck
A startup pitch deck is built to be presented and skimmed. An offering memorandum is built to be read, often slowly and with an adviser, and it sits beside legal documents your counsel prepares. Most pages are text and tables, so typography, section numbering and table design do the work that slide visuals do in a deck. It must also match the deck and the operating agreement figure for figure, because readers compare them. Legal sections are placed as written and never edited to fit the layout.
Slide by slide
What goes in an offering memorandum
- 01
Executive summary
The deal on two pages.
- 02
Property description
Site, building, units or tenants.
- 03
Market overview
Supply, demand and comparables.
- 04
Financial summary
Rent roll, operating statement and projections as clean tables.
- 05
Business plan
What happens and when.
- 06
Sponsor
Team and track record.
- 07
Legal sections
Placed exactly as your counsel provides them.
- 08
Appendices
Maps, plans and third-party reports.
The questions behind every slide
What readers of an offering memorandum ask
Each answer names the slide or document where it belongs. If a question has no home in your deck, the reader will ask it in writing, or stop reading.
- 1
Where are all the fees in one place?
In a fees and compensation section, set as one table in the words your counsel provides.
- 2
Which risks are specific to this property rather than generic?
The risk factors section, written by your counsel, should be easy to find from the contents page and readable at print size.
- 3
How do I subscribe, and by when?
A subscription procedures section points to the subscription agreement exhibit and states the deadline.
- 4
What conflicts of interest does the sponsor have?
A conflicts section, written by counsel, placed where the contents page says it is.
- 5
Does this match the deck I already saw?
The executive summary should use the same figures as the deck, so a reader comparing them finds no gaps.
- 6
What is the minimum investment, and who may invest?
The summary of terms near the front states both, as counsel words them.
- 7
Where are the third-party reports?
List them in the appendices with page references, or point to the data room where they sit.
- 8
How are distributions paid and tax documents sent?
A distributions section and a tax section, written by counsel and your tax adviser, answer this.
Headline rewrites
Slide titles that say something.
A reader skims headlines first. A label tells them the topic; a sentence tells them the point. Bracketed figures are placeholders for your own numbers.
Before
Financial Information
After
Net operating income rises from $[X] to $[X] by year [X] under the business plan
Before
Market Overview
After
[Submarket] rents have risen for [X] years while new supply stayed below [X] units
Before
The Sponsor
After
The sponsor has bought, run and sold [X] similar properties since [year]
What we fix
Faults we see in offering memorandum drafts
Financial tables shrunk to fit and unreadable in print.
No contents page or section numbers.
Legal text edited by someone other than counsel.
What you receive
Documents we produce
- Offering memorandum layout
- Matching investor deck
- Executive summary
Every file is delivered editable, in PowerPoint, Google Slides or Keynote, with a PDF for sending. An offering memorandum rebuild starts at $3,500; the full Raise Set with one-pager and teaser is $10,000.
Format
Length, versions and appendix
- Length
- Varies widely and commonly runs to dozens of pages. Narrative sections and financial tables take most of the design time.
- Send-ahead version
- A bookmarked PDF with a linked contents page, a print-ready version, and numbered copies if your counsel asks for them.
- Presented version
- An offering memorandum is read, not presented. Use a short walk-through deck for calls.
What belongs in the appendix
- Maps and site plans
- Third-party report summaries
- Rent roll
- Pro forma
- Sponsor biographies
- Subscription agreement as an exhibit
Before you send it
Offering memorandum checklist
- The contents page lists every section with correct page numbers.
- Cross-references to section numbers point to the right place.
- Every financial table is readable when printed.
- Figures match the deck and the model.
- Legal sections are placed exactly as counsel provided them, and counsel has signed off on the laid-out version.
- The version number and date appear on the cover and in the footer.
- PDF bookmarks follow the section structure.
- A printed proof has been checked for page breaks inside tables.
Glossary
Terms used in an offering memorandum
- Private placement memorandum (PPM)
- The disclosure document for a private offering, describing the investment, terms, risks and the sponsor.
- Subscription agreement
- The contract an investor signs to buy an interest in the offering.
- Operating agreement
- The governing document of the LLC that owns the property, setting rights, fees and distributions.
- Risk factors
- The section that lists what could cause investors to lose money, written by counsel.
- Form D
- A notice filed with the SEC after the first sale in an offering made under Regulation D.
- Rule 506(c)
- A Regulation D exemption that allows general advertising if every buyer is accredited and verified.
Your written brief
What to send us for an offering memorandum
No call needed. Send what you have; missing items are listed in our written reply, and nothing is invented to fill a gap.
- 01Final narrative text for each section
- 02Legal sections from counsel, in final form
- 03Source spreadsheets for every financial table
- 04Maps, plans and photographs
- 05Third-party report extracts you may include
- 06The matching investor deck
- 07Brand assets
- 08Print specification, if printed copies are needed
Packages
Four packages, fixed prices.
Deck Audit
$1,500
3 business days
A written verdict on the deck you have, before you send it to anyone.
- Slide-by-slide notes inside your file
- The fixes that matter most, in order
- Story, numbers and design, each assessed
- The investor questions your deck leaves open
One deck, up to 20 slides. No redesign included.
Choose Deck AuditInvestor Finish
$3,500
5 business days
Your draft, rebuilt to investor standard. Design only.
- Up to 15 slides rebuilt
- Charts redrawn from your data
- Your brand applied throughout
- One written revision round
- Editable PowerPoint, Google Slides or Keynote
Design only: your wording and slide order stay as they are.
Choose Investor FinishFinish + Story
$6,500
8 business days
We restructure the argument, rewrite the headlines, then rebuild the deck.
- Up to 20 slides
- Narrative restructured from your draft and notes
- Headlines rewritten as full-sentence points
- Send-ahead PDF version
- Two written revision rounds
We work from your facts. No market research or financial modeling.
Choose Finish + StoryRaise Set
$10,000
12 business days
Everything a raise needs, in one matching set.
- Up to 30 slides plus appendix
- Investor one-pager
- Short teaser version for cold outreach
- Three written revision rounds
- All source files
No investor introductions, fundraising or legal advice.
Choose Raise SetNot included in any package: Calls or meetings · Market research · Financial modeling or valuation · Investor introductions · Fundraising, legal or securities advice. Extra slides and extra revision rounds are quoted in writing before we start them.
Questions, answered.
Do you write the offering memorandum?+
No. We design and lay out the document from your content; the legal text comes from your attorney.
How is an offering memorandum priced?+
It is quoted in writing because length varies widely.
How much does a pitch deck cost here?+
A written Deck Audit is $1,500. Investor Finish, a design rebuild of up to 15 slides, is $3,500. Finish + Story, with the argument restructured, is $6,500. Raise Set, up to 30 slides with a one-pager and teaser, is $10,000.
How long does it take?+
Three business days for an audit, five for Investor Finish, eight for Finish + Story and twelve for Raise Set, counted from payment and a complete brief.
Is there a call?+
No. No package includes a call or meeting. You brief us in writing and comment in writing.
What do I need to send?+
Your draft deck in any editable format, or notes if you chose a package with writing, plus a few lines on who will read it and what you are asking for.
How do I pay?+
By card, through a secure payment link we send once scope and delivery date are confirmed in writing.
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Further reading
Sources we read when writing this page. General information only; not legal, tax or investment advice.
Have a draft? Send it today.
Choose a package, link your deck and write a few lines about who it is for. You get scope, a delivery date and a payment link in writing.