You open a T-12 and the totals look fine, but you still do the mental math. Are repairs high for this asset type. Are payroll and utilities in line with comps. You flip between notes, past deals, and a spreadsheet you trust a little too much. The friction is not in the ratios. It is putting each line in context and turning that into a decision. This task handles both and gives you a number you can underwrite. Underwriting ~5 min to run Benchmark Operating Expenses Against Property-Type Comps Vic prompt Use Vic to benchmark operating expenses against property-type comps using the attached T-12. Purpose Reveals expense gaps versus market comps and converts them to a specific NOI improvement target. Cuts the typical 60-minute manual process to about 5 minutes. Inputs Property Financials Required Property Details Optional Analysis Purpose Optional Output Format Optional Outputs An Excel workbook showing each expense line in $/unit or $/SF and as a percent of total OpEx, the OpEx ratio versus benchmark, and the NOI delta at the target ratio, plus a findings summary. Time saved Turns roughly an hour of manual work into about five minutes. How it works Run it by saying: Use Vic to benchmark operating expenses against property-type comps using the attached T-12. You share the property financials. A standard T-12 or operating statement is enough. Add property details or a specific goal if you have them, but they are optional. Vic maps the statement to a standardized chart of accounts, then benchmarks the overall OpEx ratio and each material line against property-type comps. Each line sits within the comp range and is shown in both $ per unit or $ per square foot and as a percent of total OpEx. Dollars show scale. Percentages show mix. The output is an Excel workbook built for underwriting. It shows: Each expense line in $ per unit or $ per SF and as a share of total OpEx The property’s OpEx ratio versus the benchmark A findings summary that calls out the drivers of any variance The NOI delta at a target OpEx ratio, so you can quantify the expense-side value add The last piece matters. Instead of circling “high utilities” or “heavy R&M,” you get a clear bridge from current expenses to a target ratio and the resulting NOI change. That turns a loose observation into an input for your model and your IC memo. In practice, this replaces a familiar hour of work. You standardize line items, check your comp set, calculate per-unit figures, and build a quick schedule to see what moves the needle. Small mapping errors are easy to make, and a single line can skew the mix. Here, the mapping stays consistent and the comparison is explicit. There is also a discipline benefit. Because each line is shown as both dollars and percent of OpEx, you can spot when a “small” line is out of range on mix, or when a large dollar line is normal for the asset type. That helps you avoid over-correcting in your business plan. Use cases are straightforward. During acquisitions, it sharpens your first pass and gives you a defensible expense target. In asset management, it flags where you are drifting from the market and what a return to benchmark is worth. In both cases, the deliverable drops into your model and your deal materials. This does not replace judgment. If a property has a real reason to run above or below comps, keep that view. What changes is the starting point. You begin with a clear comp position and a quantified gap, then decide what is achievable.