From a stack of documents to a decision
The whole job, in order. You drop in what the broker sent; DealWise reads it, builds the rent roll, models the hold and ends with a position you can argue with — and everything traces back to a clause.
The documents go in, and a deal comes out
This is the step that decides whether underwriting a marginal deal is worth an afternoon. Starting from a document instead of a blank model is what makes a first pass cheap enough to run on everything.
- Upload what you were sentThe offering memorandum, the leases and their amendments, the operating statement. Scanned PDFs are fine and you do not need to have read them.
- Review the rent roll it builtEvery suite proposed with its dates, its stepped rent and its lease type, each traceable to the clause it came from. You are checking an answer, not assembling one.
Riverbend Logistics Center
3400 Eastport Drive, Memphis, TN
Purchase price
Going-in cap
6.82%
24bps wide of 6.58% market
Year-1 NOI
$1,142,000
Levered IRR
14.24%
Equity required
$6,200,000
Then the hold, then a position
With a rent roll that reconciles, the modelling is fast and the interesting question moves from what the numbers are to which assumption the deal is actually sensitive to.
- Model every month, with debt and an exitNOI derived from the suites, the lender's tests against it, and an exit built from independently grown revenue and expenses.
- Get a verdict you can push back onA written read with the risks named and sized, the negotiation asks it thinks they justify, and a citation under each judgement.
Below-market in-place rents across 162,000 leased SF support the asking price, and the 22,500 SF vacancy is the upside rather than the risk. The concentration and the 2027 roll are what the price has to account for.
Key risks
- Cardinal Freight is 48% of base rent — over the 25% concentration threshold
- 31,600 SF rolls in Nov 2027, inside the hold period
Negotiation opportunities
- Price the vacancy at market lease-up cost, not at stabilised value
Most deals do not close, and that sets the economics
The cost of underwriting is not what you spend on the deal you buy. It is what you spend on the eight you looked at first.
So the number that matters is how cheaply you can say no. If a first pass costs an afternoon, you only run it on deals that already look good — which means the ones you decline were declined on the flyer, and the ones you pursue were chosen by a document written to sell them.
Getting to a defensible first read in minutes changes which deals get looked at, not just how long each one takes. That is the actual argument for screening a pipeline this way.
Questions people ask
How long does underwriting a deal take in DealWise?
The part that used to take an afternoon — getting terms out of the documents — is the part that is automated, so a first pass on a real deal is usually a matter of minutes rather than hours. How long the judgement takes is still up to you, and it should be.
What do I need to start?
Whatever you were sent. An offering memorandum is enough to begin; leases and an operating statement make the model materially better. You do not need a rent roll in any particular format, and you do not need to have read any of it yet.
What do I have at the end?
A rent roll built from the documents, a month-by-month model of the hold with debt and an exit, a written verdict citing the clauses it rests on, and spreadsheets you can send. The model is yours to export whether or not you keep paying.
Does it tell me whether to buy?
It gives a reasoned position and the risks behind it. Whether you buy involves things no document contains — your cost of capital, your appetite, what else is on your desk that week. The useful framing is that it makes sure the obvious objection has been raised before somebody else raises it.
Can I try it on a real deal?
Yes. The free plan is one complete deal, modelled exactly the way a paid one is. Not a sample, not a limited preview — your documents, your numbers, and you can download the result.
Where this goes next
Upload & auto-build
Step one: the documents become a deal.
AI deal analysis
Step four: the verdict, with its citations.
Check whether an OM is honest
The narrower job, if that is all you need today.
How to underwrite, generally
The process itself, done by hand.
How it works
The same sequence, shown screen by screen.
Pricing
One complete deal free. No credit card.
Run it on a deal that is actually on your desk.
Upload the offering memorandum and the leases. DealWise reads them, builds the rent roll, models the hold and ends with a buy, hold or pass — with the clause it relied on. Free plan, one complete deal, no credit card.