Skip to content
/ InsightsGet in touch
MD

Matthew Danner, Esq.

Development Associate · Windfield Real Estate, LLC

Matthew is an attorney and Windfield’s development associate, working on site due diligence, entitlements and the lease terms behind a build-out. He studied at the University of Notre Dame and began in KPMG’s Deal Advisory practice, on financial due diligence.

Windfield Real Estate, LLC · Licensed Missouri real estate broker · 816-612-5191 · LinkedIn

By Matthew Danner

Development, due diligence and lease mechanics

Black-and-white architectural detail
Matthew Danner, Esq. · October 2026 · 6 min

Yield on Cost: How to Tell When a Retail Development Pencils

Yield on cost divides stabilized NOI by total project cost. How it differs from a cap rate, which costs get left out, and how to tell if a project pencils.

Aerial view of a suburban shopping center surrounded by trees
Matthew Danner, Esq. · October 2026 · 6 min

TI Allowances: The Lease Terms Behind a Retail Build-Out

A tenant improvement allowance is repaid through rent. How term, delivery condition and draw conditions shape what a retail build-out really costs you.

Aerial view of suburban commercial buildings and parking
Matthew Danner, Esq. · October 2026 · 6 min

What a Franchise Developer Should Verify on a Standalone Building

Use rights, building fit, utilities, signage and lease terms: what a franchise developer should verify before committing to a standalone retail building.

Aerial view of Midwest farmland with long shadows
Matthew Danner, Esq. · October 2026 · 6 min

Retail Pad Site Due Diligence: A Development Checklist

Title, survey, zoning, utilities, access and environmental: the six-part due-diligence checklist I use before a retail pad site lease or purchase.

Calculators

The math Matthew uses

All calculators
CalculatorDevelopment yield on cost calculator
Total project cost
$5,000,000
Yield on cost
8.00%
Development spread
1.00%
Value created
$714,286

Yield on cost = stabilized NOI ÷ total project cost. The spread over the exit cap rate is the margin that pays for the risk of building. The example figures are illustrative, not the terms of any property.

Open the full calculator →
CalculatorTI allowance amortization calculator
Allowance amortized
$155,400
Added rent per year
$23,159
Added rent per SF per year
$4.47/SF

Added rent = the payment that repays the allowance at the amortization rate over the term (a level annual payment). The example figures are illustrative, not the terms of any property.

Open the full calculator →

The Shops at Smithville: 18,680 SF available on U.S. 169.

See the spacesContact Matthew