Win the listing with the analysis already done
A supported range built from the rent roll up, with the cap rates and the sensitivities behind it — so the pricing conversation is about an assumption rather than about a number you have to defend.
Build the income before you price it
The temptation on a listing is to start from comparable sales and work back. It is faster, and it leaves you unable to answer the first question the buyer's analyst asks.
- The rent roll from the actual leasesNot the owner's summary spreadsheet. On the sell side this matters more, not less — the number you present is one a buyer will take apart.
- NOI derived, with the expenses that belongIncluding the reserve the buyer's lender will underwrite whether or not the owner books one.
Suites
Add Suite| Status | Suite | Tenant | SF | $/SF/Yr | Exp |
|---|---|---|---|---|---|
| Occupied | Suite 100 | Cardinal Freight Systems | 78,400 | $7.85 | Jun 2031 |
| Occupied | Suite 200 | Meridian Cold Storage | 52,000 | $8.40 | Mar 2029 |
| Occupied | Suite 250 | Halstead Components | 31,600 | $7.20 | Nov 2027 |
| Vacant | Suite 300 | — | 22,500 | — | — |
NOI is derived from this table, never entered.
A range, with the rate that produces each end
This is the single most useful thing you can put in front of a seller, because it changes what the meeting is about.
- Cross-checked per square footA value that works on a cap rate and looks wrong per square foot is worth catching before the presentation rather than during it.
- Sensitivities ready for the obvious questionWhat the price does if the market moves 25 basis points, or if the vacant suite leases at a different rent. Answered before it is asked.
Listing price opinion
Low
$16.1M
Midpoint
$17.4M
High
$18.2M
- In-place NOI
- $1,209,604
- Market cap rate
- 6.95% – 7.50%
- Price per SF
- $87 – $99
The range is the deliverable. A single number invites an argument about the third decimal instead of about the cap rate.
You write the proposal. We do not.
DealWise does not generate your broker opinion of value, and that is a deliberate product decision rather than a gap.
A generated document is one you have to read line by line before it goes out, because it carries your name to your client. The checking costs roughly what the writing costs, and what you send is our phrasing with your signature under it.
So what you get is everything the opinion rests on, and the proposal stays yours. If what you want is a report generator, that is a real category and the comparison is here.
A broker price opinion is not an appraisal. Appraisal is a licensed activity with its own standards, and nothing here substitutes for one where one is required.
Questions people ask
How do I price a commercial listing?
Build the income from the actual leases, value it across a range of cap rates you could defend, and cross-check the result per square foot. Comparable sales matter, but a price built only on comps cannot answer the first question a buyer's analyst will ask, which is what the income supports.
Does DealWise write the broker opinion of value?
No, deliberately. It gives you the substance — rent roll, derived NOI, the range with its cap rates, the per-square-foot cross-check and the sensitivities. You write the proposal. Anything going out under your name has to be checked line by line anyway, and checking takes about as long as writing.
Is this an appraisal?
No. Appraisal is a licensed activity with its own standards and this is not a substitute for one where one is required. A broker price opinion is a broker's opinion, supported by the income and the market.
Why should I give the seller a range?
Because a single number moves the argument to the wrong place. Give a seller one figure and you will spend the meeting defending that figure; give them a range with the cap rates behind it and you spend it discussing the cap rate, which is the thing that is genuinely uncertain and the thing you want them thinking about.
What if the seller's expectation is well above the range?
Then you have the specific gap, in dollars, and the assumption that would have to be true to close it. That is a much better conversation than a disagreement about feel, and it is the one that either wins you a realistic listing or saves you a year on an unsellable one.
Where this goes next
How the price opinion works
The mechanism, and what it outputs.
Property value calculator
NOI at a cap rate you believe. Free, no signup.
Lease comps
Supporting the rent assumptions behind the income.
What is cap rate?
The rate the whole range turns on.
Compared to TheAnalyst PRO
Where a report generator fits instead.
Check an asking price
The same arithmetic, from the buyer's side.
Take the pitch with the numbers already built.
Build the rent roll from the leases, derive the income, and get a supported range with the cap rates and sensitivities behind it. Free plan, no credit card.