PLEASE READ THESE TERMS AND CONDITIONS CAREFULLY BEFORE USING THIS WEBSITE OR ACCESSING ANY REPORT, TOOL, OR SERVICE PROVIDED BY MCREC REPORTS LLC. BY ACCESSING OR USING THIS WEBSITE, YOU ACKNOWLEDGE THAT YOU HAVE READ, UNDERSTOOD, AND AGREE TO BE BOUND BY THESE TERMS.
If you do not agree to these Terms, you must immediately discontinue all use of this website and any associated services.

 

1.  Parties and Definitions
"MCREC Reports LLC" ("Company," "we," "us," or "our") is a Texas limited liability company and the owner and operator of this website and the Medical Real Estate Calculator™ platform. MCREC Reports LLC provides physician-facing market intelligence reports and related analytical services.
"Globe Medical Realty Advisors" ("GMRA") is an affiliated licensed real estate brokerage firm. David Rutson, Managing Member of GMRA, owns a majority interest in MCREC Reports LLC. An Affiliated Business Arrangement (AfBA) exists between MCREC Reports LLC and GMRA. Full disclosure is provided in Section 8 below.
"Alpha Sophia Technologies GmbH" is the raw data provider supplying de-identified, all-payer healthcare utilization data used in our analytical methodology.
"User," "you," or "your" refers to the individual or entity accessing this website and any associated reports or services.
"Medical Real Estate Calculator™" refers to the proprietary analytical platform and reporting methodology developed and owned by MCREC Reports LLC, protected by U.S. Patent Pending App. No. 63/984,197.

 

2.  Authorized Users and Permitted Use
The services provided through this website are intended exclusively for the following categories of authorized users:
Independent physicians and physician-owned practices
Independent specialty practices and independent medical groups
Private equity-backed independent physician platforms
Licensed real estate professionals engaged as co-brokers by GMRA

THIS WEBSITE AND ALL ASSOCIATED REPORTS AND SERVICES ARE NOT AUTHORIZED FOR USE BY HOSPITAL-OWNED PRACTICES, HEALTH SYSTEM-AFFILIATED ENTITIES, OR ANY ORGANIZATION OPERATING UNDER DIRECT HOSPITAL OR HEALTH SYSTEM OWNERSHIP OR CONTROL.
By accessing this website, you represent and warrant that you are an authorized user as defined above. Unauthorized access or use constitutes a material breach of these Terms.

 

3.  Intellectual Property

 

3A.  Trademarks and Patent
Medical Real Estate Calculator™ is a registered trademark of MCREC Reports LLC. The underlying analytical methodology is protected under U.S. Patent Pending App. No. 63/984,197. All rights reserved.
"Income Factor" and "Economic Gravity" are proprietary analytical scoring terms of MCREC Reports LLC. All content, reports, methodologies, scoring frameworks, data models, visual layouts, and derivative works on this website are the exclusive intellectual property of MCREC Reports LLC.

 

3B.  CPT and HCPCS Notices
CPT® is a registered trademark of the American Medical Association. CPT codes and descriptors are © American Medical Association. All rights reserved. HCPCS Level II codes are maintained by CMS and are in the public domain.
All CPT and HCPCS code references on this website and in reports are provided for informational and market-analysis purposes only, for the internal use of authorized end-users, and are not authorized for resale, redistribution, or sublicensing.

 

3C.  Restrictions
Without the prior written consent of MCREC Reports LLC, you may not:
Copy, reproduce, publish, distribute, or create derivative works from any content on this website
Reverse-engineer, decompile, or attempt to extract the underlying methodology or datasets
Use any content for commercial purposes other than as expressly permitted
Remove, obscure, or alter any proprietary notices, trademarks, or copyright notices

 

4.  Reports and Services
MCREC Reports LLC provides physician-facing market intelligence reports that analyze healthcare utilization data in the context of commercial real estate occupancy decisions. Reports are produced using de-identified, all-payer claims data sourced from Alpha Sophia Technologies GmbH under a commercial data license agreement.
All reports are delivered on a confidential, end-user-only basis. Reports may not be resold, redistributed, shared, forwarded, reproduced, or disclosed to any third party without the prior written consent of MCREC Reports LLC. Unauthorized distribution constitutes a material breach of these Terms and may expose you to civil liability.
MCREC Reports LLC reserves the right to modify, suspend, or discontinue any service or product offering at any time without prior notice.

 

5.  No Professional Advice — Important Limitations
NOTHING ON THIS WEBSITE OR IN ANY REPORT CONSTITUTES MEDICAL, CLINICAL, BILLING, CODING, TAX, LEGAL, FINANCIAL, OR INVESTMENT ADVICE.
Specifically:
Reports are market-observation tools. They document what peers in your market are doing. They do not recommend, prescribe, or advise on any course of action for your practice.
No report constitutes a recommendation to bill, code, document, or perform any specific clinical service or procedure.
No report constitutes a recommendation to enter into, renew, or terminate any real estate lease or agreement.
All peer comparisons are market-derived data points intended for independent evaluation by the recipient and their own qualified clinical, billing, and legal teams.
You are strongly advised to seek independent counsel from licensed attorneys, CPAs, certified medical billing professionals, and licensed real estate professionals before taking any action based on information contained in a report or on this website.

 

6.  No Real Estate Representation or Fiduciary Duty
ACCESSING THIS WEBSITE, REQUESTING A REPORT, OR ENGAGING WITH MCREC REPORTS LLC DOES NOT ESTABLISH A BROKER-CLIENT RELATIONSHIP, AGENCY RELATIONSHIP, OR FIDUCIARY DUTY.
Licensed real estate representation by Globe Medical Realty Advisors (GMRA) can only be established through a separate, formal, written agreement—such as a Tenant/Buyer Representation Agreement or Co-Brokerage Agreement—executed in compliance with applicable State Real Estate Commission regulations. Until such a written agreement is fully executed, GMRA and MCREC Reports LLC act solely as third-party consultants with respect to real estate matters.

 

7.  Data Integrity, HIPAA, and Inherent Variance
All healthcare utilization data sourced from Alpha Sophia Technologies GmbH is provided in de-identified form only. No Protected Health Information (PHI) has been accessed, processed, or utilized by MCREC Reports LLC in the preparation of any report or service. No Business Associate relationship is created under HIPAA or HITECH.
Alpha Sophia Technologies GmbH is not responsible for analytical transformations, market interpretations, or conclusions derived from its raw data. Users acknowledge that healthcare billing data is subject to industry-inherent reporting lags, coding variances, and regional payer mix fluctuations. All outputs are directional indicators of market opportunity and are not warranted as precise predictive guarantees of income, patient volume, or performance. All data is provided on an “AS-IS” basis.

 

8.  Affiliated Business Arrangement Disclosure (AfBA)

 

8A.  MCREC Reports LLC and Globe Medical Realty Advisors
Notice is hereby given that Globe Medical Realty Advisors ("Broker") has a business relationship with MCREC Reports LLC ("Technology Provider"). David Rutson, the Managing Member of GMRA, owns a majority interest in MCREC Reports LLC. Because of this relationship, a referral to the Technology Provider may provide the Broker a financial or other benefit.
NO REQUIRED USE: You are NOT required to use MCREC Reports LLC to engage GMRA as your broker, nor are you required to use GMRA as a condition of receiving or accessing any report.
INTERNAL FEES: While GMRA may provide certain reports at no direct cost to its clients, GMRA pays a fixed internal Report Fee to MCREC Reports LLC.
SHOPPING IS ALLOWED: Other service providers may offer similar services. You are free to shop around to ensure you are receiving the best services and rates.
8B.  MCREC Reports LLC and Alpha Sophia Technologies GmbH
MCREC Reports LLC has a commercial data relationship with Alpha Sophia Technologies GmbH. Alpha Sophia provides de-identified healthcare billing data under a data license agreement and receives compensation from MCREC Reports LLC for this data. Alpha Sophia has no involvement in, control over, or responsibility for MCREC Reports LLC’s analytical methodologies, transformations, clinical modeling, or any conclusions derived from its raw data.

 

9.  Payment Terms
Report fees and service charges, where applicable, are processed securely through Stripe, Inc. (“Stripe”), our third-party payment processor. By submitting a payment, you agree to Stripe’s Terms of Service and Privacy Policy in addition to these Terms.
All fees are stated in U.S. Dollars. Fees are non-refundable except as expressly stated in a separate written agreement or as required by applicable law. MCREC Reports LLC reserves the right to modify fees at any time with reasonable notice.
MCREC Reports LLC does not store, transmit, or have access to your full payment card details. All payment data is handled directly by Stripe in accordance with PCI-DSS compliance standards.

 

10.  Prohibited Uses
You agree that you will not use this website or any report or service to:
Facilitate unauthorized access, scraping, crawling, or data harvesting of any content
Submit false or misleading information in connection with any report request or consultation
Impersonate another individual, practice, or entity
Violate any applicable federal, state, or local law or regulation, including HIPAA, the Stark Law, the Anti-Kickback Statute, or applicable real estate licensing laws
Engage in any activity that interferes with the operation, security, or integrity of this website or its underlying systems
Attempt to reverse-engineer, decompile, or extract proprietary methodology, datasets, or algorithms
Share, resell, or redistribute any report or analytical output without the express prior written consent of MCREC Reports LLC

 

11.  Disclaimer of Warranties
THIS WEBSITE AND ALL CONTENT, REPORTS, AND SERVICES ARE PROVIDED ON AN “AS-IS” AND “AS AVAILABLE” BASIS WITHOUT WARRANTIES OF ANY KIND, EITHER EXPRESS OR IMPLIED. TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, MCREC REPORTS LLC EXPRESSLY DISCLAIMS ALL WARRANTIES, INCLUDING BUT NOT LIMITED TO WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, ACCURACY, COMPLETENESS, AND NON-INFRINGEMENT.
MCREC REPORTS LLC DOES NOT WARRANT THAT THIS WEBSITE WILL BE UNINTERRUPTED, ERROR-FREE, OR FREE FROM VIRUSES OR OTHER HARMFUL COMPONENTS. ALL MARKET DATA AND ANALYTICAL OUTPUTS ARE PROVIDED AS DIRECTIONAL INDICATORS ONLY AND DO NOT CONSTITUTE GUARANTEES OF ANY OUTCOME.

 

12.  Limitation of Liability
TO THE MAXIMUM EXTENT PERMITTED BY APPLICABLE LAW, MCREC REPORTS LLC, GLOBE MEDICAL REALTY ADVISORS, ALPHA SOPHIA TECHNOLOGIES GMBH, AND THEIR RESPECTIVE OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, AND CONTRACTORS SHALL NOT BE LIABLE FOR ANY INDIRECT, INCIDENTAL, SPECIAL, CONSEQUENTIAL, PUNITIVE, OR EXEMPLARY DAMAGES ARISING OUT OF OR RELATED TO YOUR USE OF THIS WEBSITE OR ANY REPORT OR SERVICE.
AGGREGATE LIABILITY OF MCREC REPORTS LLC SHALL NOT EXCEED THE ACTUAL AMOUNT PAID BY YOU FOR THE SPECIFIC REPORT OR SERVICE GIVING RISE TO THE CLAIM.

 

13.  Indemnification
You agree to indemnify, defend, and hold harmless MCREC Reports LLC, Globe Medical Realty Advisors, Alpha Sophia Technologies GmbH, and their respective officers, directors, employees, agents, licensors, and contractors from and against any and all claims, losses, damages, liabilities, costs, and expenses (including reasonable attorneys’ fees) arising out of or related to: (a) your use of or access to this website or any report or service; (b) your violation of these Terms; (c) your violation of any applicable law or regulation; or (d) your infringement of any third-party rights.

 

14.  Governing Law and Dispute Resolution
These Terms shall be governed by and construed in accordance with the laws of the State of Texas, without regard to its conflict-of-law principles.
Any dispute, claim, or controversy arising out of or relating to these Terms, this website, or any report or service shall be resolved by binding arbitration administered by the American Arbitration Association (AAA) under its Commercial Arbitration Rules. Arbitration shall take place in Dallas County, Texas. The arbitrator’s award shall be final and binding, and judgment may be entered upon it in any court of competent jurisdiction.
Nothing in this Section shall prevent either party from seeking injunctive or other equitable relief in a court of competent jurisdiction to protect intellectual property rights or prevent unauthorized use.

 

15.  Modifications to These Terms
MCREC Reports LLC reserves the right to modify these Terms at any time. Updated Terms will be posted to this website with a revised effective date. Your continued use of this website following the posting of updated Terms constitutes your acceptance of the changes. If you do not agree to any updated Terms, you must discontinue your use of this website.

 

16.  Severability and Entire Agreement
If any provision of these Terms is found to be unenforceable or invalid, that provision shall be limited or eliminated to the minimum extent necessary so that these Terms shall otherwise remain in full force and effect. These Terms, together with our Privacy Policy and any written agreement between you and MCREC Reports LLC, constitute the entire agreement between you and MCREC Reports LLC with respect to your use of this website and supersede all prior and contemporaneous understandings.

 

17.  Contact Information
For questions regarding these Terms, please contact:

MCREC Reports LLC
c/o Globe Medical Realty Advisors
Dallas, Texas
Website: medicalrealestatecalculator.com

© 2026 MCREC Reports LLC. All Rights Reserved.
Medical Real Estate Calculator™ · U.S. Patent Pending App. No. 63/984,197