Sample deliverables

Deliverable formats

Explore the structure of an engagement. These are formats, not client reports.

Format previews only. Client names, locations, figures and results are not shown.

Every deliverable reads the current District Index release: 83 districts, 7 of them Class A certified, and the controlled composite is withheld.

Capital allocators

Acquisition District Screen

The decision

Is the district premium embedded in this price supported by the district around it?

What goes in

The asset address or the district boundary
The underwriting assumption being tested, usually a rent growth or a stabilized cap rate
The hold period the decision is priced on

What comes back

Available District Index readings, with withheld measures, evidence gaps and certification status identified
The residents and workers the boundary holds, and the mix between them
The specific conditions that would have to hold for the underwritten premium to persist
The diligence questions the readings raise, in the order they should be answered

Typical timeline: Two weeks from the address

Inspect the evidence structure

Representative evidence structure

Evidence	Where it comes from	Label	How it appears
Available District Index readings, with withheld measures, evidence gaps and certification status identified	The district's record in the current District Index release	PUBLIC DATAHALL CAPITAL ADVISORY DERIVEDHALL CAPITAL ADVISORY THRESHOLD	Available values and bands, with withheld measures, evidence gaps and certification status identified
Certification and gate dispositions	The release contract and the gate ledger	HALL CAPITAL ADVISORY DERIVEDHALL CAPITAL ADVISORY THRESHOLD	The governed certification label and the six gate dispositions; no composite is shown while the release holds it back
Residents and workers the boundary holds	2020 Decennial Census and LEHD LODES version 8	PUBLIC DATAHALL CAPITAL ADVISORY DERIVED	Structural context under the readings, never a footfall estimate
Conditions that would have to hold	The engagement's analysis of the readings against the underwriting assumption	HALL CAPITAL ADVISORY FINDING	Numbered conditions, each tied to the reading it rests on
What would falsify the reading	The engagement's analysis	HALL CAPITAL ADVISORY FINDING	The observations that would move the conclusion
Diligence questions, in order	The engagement's analysis	HALL CAPITAL ADVISORY FINDING	Questions ordered by how much of the decision each one moves
The asset, the price and the hold period	The client	Client supplied	Used in the work and never published

View the deliverable outline

How the deliverable is laid out

The question, in one sentence
Certification and gate dispositions
The district reading
Structural context
The finding
Conditions that would have to hold
What would falsify the reading
Diligence questions, in order
Sources and data status

The Acquisition District Screen, in full →

Owners and developers

Ground-Floor Strategy

The decision

Where should you build, what should you lease first, and can the surrounding street support the proposed ground floor?

What goes in

The frontage held, by address
The current rent roll and lease expiries
The leasing budget and the timeline it has to work inside
The proposed site or development area, including whether the project relies on an existing street or must create its own public realm and demand generators

What comes back

Every use on the frontage placed on the Return Ladder, with what it returns in weekday traffic for the space it takes
The retention priorities, meaning which existing tenants are carrying the street and what losing them costs
The leasing sequence, with the rule that sets the order
The economics of the anchor: what a below-market rent buys and whether the frontage held is enough to earn it back
Site-selection considerations and an assessment of whether the existing street can support the proposed ground floor or the development must create its own public realm and demand generators

Typical timeline: Three to five weeks

Inspect the evidence structure

Representative evidence structure

Evidence	Where it comes from	Label	How it appears
Four-year turnover and the largest private holder	The district's record in the current District Index release	PUBLIC DATAHALL CAPITAL ADVISORY DERIVEDHALL CAPITAL ADVISORY THRESHOLD	Each value with its band and the data status the record carries
The frontage held, by address	The client	Client supplied	Mapped use by use and never published
The Return Ladder rung for each use	New York City CEQR Technical Manual trip rates, cut into rungs by Hall Capital Advisory	EXTERNAL BENCHMARKHALL CAPITAL ADVISORY THRESHOLD	Each use placed on its rung, with weekday person trips per 1,000 square feet
Retention priorities	The engagement's analysis of the rent roll against the readings	HALL CAPITAL ADVISORY FINDING	Which tenants carry the street, and what losing each one costs
The leasing sequence and the rule that sets it	The engagement's analysis	HALL CAPITAL ADVISORY FINDINGHALL CAPITAL ADVISORY THRESHOLD	An ordered sequence, tested against the eight percent coordination threshold
Anchor economics	The client's rent roll and leasing budget, with the engagement's analysis	HALL CAPITAL ADVISORY FINDING	What a below-market rent buys, and whether the frontage held can earn it back

View the deliverable outline

How the deliverable is laid out

The decision
The district reading: turnover and ownership
The frontage on the Return Ladder
Retention priorities
The leasing sequence
Anchor economics
Sources and data status

The Ground-Floor Strategy, in full →

Cities and district organizations

District Capital Plan

The decision

Where does public capital address a structural constraint rather than subsidize a symptom?

What goes in

The district boundary and the capital available
The instruments the public body can actually use: master lease, grant through the landlord, covenant, incentive, direct acquisition
The political timeline the spending has to survive

What comes back

Available District Index readings and the constraints they support investigating
Ownership concentration and coordination requirements, with the agreements, authority, resources and parties needed to act
Capital priorities ranked against the constraint, not against the symptom
The expected private response to each, and what would falsify it
An evaluation plan stating the intended change, responsible parties, baseline evidence and how results will be assessed

Typical timeline: Six to eight weeks

Inspect the evidence structure

Representative evidence structure

Evidence	Where it comes from	Label	How it appears
Available District Index readings and the constraints they support investigating	The district's record in the current District Index release	PUBLIC DATAHALL CAPITAL ADVISORY DERIVEDHALL CAPITAL ADVISORY THRESHOLD	Available readings with their data status, withheld measures and evidence gaps, followed by the constraints the evidence supports investigating
Ownership concentration and coordination requirements	The largest private holder against the eight percent coordination threshold, read through the Mandate Scale	HALL CAPITAL ADVISORY DERIVEDHALL CAPITAL ADVISORY THRESHOLD	Standing stated alongside the agreements, authority and resources required for execution
The instruments the public body can use	The client	Client supplied	Master lease, grant through the landlord, covenant, incentive or direct acquisition, as available
Capital priorities	The engagement's analysis	HALL CAPITAL ADVISORY FINDING	Ordered against the constraint, not against the symptom
Expected private response, and its falsifier	The engagement's analysis	HALL CAPITAL ADVISORY FINDING	What each priority should produce, and the observation that would show it did not

View the deliverable outline

How the deliverable is laid out

The decision
The district reading and the constraint
Standing: who can act
Instruments available
Capital priorities
Expected private response and falsifiers
Sources and data status

The District Capital Plan, in full →