A system and method for identifying and calculating inefficiencies in a real estate space includes determining the areas of rooms required by a user. A circulation loss is calculated. The total of the room areas and the circulation loss are added to determine a net usable space required by the user. The net usable amount of space is multiplied by the subject building's inefficiency measure to identify the amount of rentable space necessary given an efficient program, space plan and building. The user's updated, proposed space program is compared to the user's current or original space program to identify efficiency losses. The system may be configured on a network computer system or a standalone computer.