Smarter Real Estate Decisions, Powered by AI
Drop in an OM. Get the deal underwritten in minutes.
Buying or listing, DealWise reads the OM and the leases, builds the rent roll, checks the stated cap rate against what the rent actually supports, and hands you the Excel model.
- Free plan, no credit card
- Industrial, office, retail, multifamily
- Exports to Excel
Is the asking cap rate real?
Every offering memorandum states a cap rate. DealWise checks it against the rent roll the same OM prints — lease by lease, with the real expenses — before you spend a week on the deal.
- Reads the stated cap rate, and whether it is in-place or pro-forma
- Derives NOI from each lease — never from the seller's number
- Shows how many basis points apart the two are
- Listing a building? See what a buyer's analyst will find, first
Built for both sides of the deal
Buying the building, listing it, or raising the money for it — the work starts from the same offering memorandum.
Should I buy it, and at what price?
CRE investors and acquisition teams
- An OM underwritten in minutes, not a week
- The cap rate the rent roll supports, beside the one the OM states
- A buy, hold or pass read, with the risks and the asks behind it
What will it sell for?
Listing brokers and sell-side teams
- A supported price range, built from the rent roll up
- What a buyer's analyst will find, before the OM goes out
- The analysis behind the BOV, already done
Will it work for my investors and my lender?
Sponsors and syndicators
- Levered returns, DSCR and exit value from one monthly schedule
- Every number traced to a lease or a loan term
- The Excel model and a typeset PDF, ready to send
“It flagged a near-term rollover risk on a multi-tenant industrial deal that I’d have caught eventually — but DealWise caught it in the first thirty seconds.”
What you walk away with
Not another model to build — the finished work, from the documents you already have.
A cash flow model in Excel
Every month of the hold — rent steps, re-leasing, expenses and debt — as a workbook you can open, change and send.
The rent roll, built for you
Read from the OM and the leases, suite by suite, each value with the line it came from for you to confirm.
Lease abstracts
The terms of every lease, abstracted and exportable, instead of retyped from the PDF.
A buy, hold or pass read
The risks this deal carries and the asks the evidence supports, with the clause behind each.
How It Works
From the offering memorandum to a finished model in four steps.
- Drop in the documentsThe offering memorandum, the leases or the P&L — one PDF is enough to start.
- Check what it readIt builds the rent roll and proposes every value with the line it came from. You confirm.
- See what it's really worthNOI derived lease by lease, the cap rate the rent actually supports, and every month of the hold.
- Download the modelThe Excel cash flow, the lease abstracts and an AI buy, hold or pass read.
Learn commercial real estate
Free guides covering every metric, concept and process in CRE deal analysis.
What is cap rate?
The most important metric in CRE investing — explained.
What is NOI?
Net operating income — the backbone of property valuation.
How to analyze a CRE deal
A practical framework from screening to investment decision.
What is a rent roll?
The foundation document behind every underwriting model.
Commercial real estate metrics
Every CRE metric explained in one reference guide.
What is DSCR?
The metric that determines whether you get the loan.
Frequently asked questions
Everything you need to know before your first deal.
How does DealWise AI calculate my deal?
NOI is derived from the rent roll — suite by suite, month by month, from each lease's own rent schedule — and never typed in. Cap rate, DSCR, cash flow, exit value and levered IRR all fall out of that same schedule, the way an institutional analyst would build it in a spreadsheet. Nothing is cached, so no figure can go stale when an assumption moves, and every number traces back to the lease or the loan term behind it.
Do I need a spreadsheet to use it?
No. The underwriting logic is built in: rent steps land in the month they take effect, reimbursements are computed per lease type, expiries inside the hold are modelled as downtime and a re-lease rather than smoothed away, and the debt schedule is already wired up. There is no model to build and no formula to fat-finger. If you want the numbers in Excel afterwards, the rent roll, the lease abstracts and the full cash-flow schedule each export as CSV or as an Excel workbook, and the whole deal prints as a typeset PDF.
Which property types does it handle?
Industrial, office, retail and multifamily, with per-suite lease modelling for NNN, gross and modified gross structures, and land. A land deal has no rent roll, so it is modelled on its sale instead: the carry and the entitlement costs year by year, and the price the parcel has to reach to return your capital and your target. It is built for commercial real estate specifically rather than adapted from a residential tool.
What happens to the cap rate the offering memorandum states?
It is captured and displayed, never used as an input. A rent-roll term is contractual and a reported expense is reported, but a price, a cap rate or a pro-forma NOI in an OM is the seller's assertion. Keeping assertions out of the inputs is what makes the variance check possible: DealWise shows the stated cap rate beside the one your own rent roll and real expenses actually support at that price, and tells you how many basis points apart they are.
Where does the AI come in?
Twice, and never on the arithmetic. It reads your uploaded leases, offering memoranda and operating statements and proposes values — showing you the sentence it read each one from, the page it was on and how confident it is, before you confirm anything. Then, once the underwriting is complete, it reads the finished numbers and returns a judgement: a verdict, an executive summary, the specific risks this deal carries and the concrete negotiation asks the evidence supports.
Is there a free plan?
Yes, and it needs no credit card: one deal, and on that deal one AI Deal Analysis run and one Listing Price Opinion run. Acquisition Underwriting is $178/mo billed annually, or $195/mo billed monthly, and lifts both the deal limit and the per-deal run limits.
Underwrite your next deal from the lease up
Start with one deal, free and without a credit card. Upload the rent roll, let the engine derive the rest, and see what the numbers say before the offering memorandum tells you.
- Your first deal is free
- No credit card required