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.