Underwrite one deal free. Then pay a published price.
$178/mo billed annually — or $195/mo billed monthly — for unlimited deals and unmetered AI. The free plan is not a trial that expires: it is one whole deal, modelled exactly the way a paid one is.
- No credit card to start
- We never see or store your card
- Cancel from your billing page
$0
No credit card. No expiry date.
- Every calculator on this site — cap rate, DSCR, loan payment, property valuation, TI amortization, lease and purchase commissions
- One deal, modelled the whole way: rent roll, rent steps, reimbursements, operating expenses, debt, cash flow and returns
- Upload the lease and the OM — document extraction, lease abstracts and tenant risk are not metered
- One run of each AI feature on that deal: a Deal Analysis to buy, a Listing Price Opinion to sell, an AI review to build
$178/mo
Save $204 a yearbilled annually — one charge of $2,136, $204 less than twelve monthly payments.
Or $195/mo billed monthly.
- Unlimited deals
- Unmetered AI Deal Analysis — verdict, risks, negotiation asks
- Unmetered Listing Price Opinions for sell-side deals
- Unmetered AI reviews of ground-up developments and of land sold as lots or homes
- Rent-roll-driven underwriting, with NOI derived rather than entered
- Debt modelling, IRR, cash-on-cash and multi-year cash flow projections
- Lease abstracts and tenant risk analysis on every suite
- Document extraction with the quote behind every value
Portfolio & Leasing Intelligence
The other side of the same rent roll: not “should I buy this?” but “should I sign this lease?” — renewal economics, rollover exposure and tenant credit across a portfolio you already own.
- Lease-by-lease renewal and re-lease economics
- Rollover exposure across every property at once
- Tenant credit rolled up by rent, not by count
Not available yet, and not part of any plan on this page. Pricing will be announced when it ships.
NOI comes out of the rent roll. You never type it in.
Suites, terms, in-place rents and steps go in. The engine derives NOI from them on every read, then the cash flow, then the returns — so changing one lease moves every number underneath it, and there is no cell anyone forgot to update.
- Derived, never enteredCap rate, NOI, DSCR, IRR and cash-on-cash are computed from the roll and the debt terms rather than stored, so they cannot disagree with the rent roll they came from.
- Five asset classes with real logicReimbursement follows each suite’s lease type rather than one blanket assumption for the building, and every expiry inside the hold is modelled as downtime and a re-lease. Retail adds percentage rent and co-tenancy; Multifamily is modelled on unit mix; Land is priced on its sale.
- The seller's numbers stay the seller'sWhat an offering memorandum claims is captured and shown beside what the engine computed. It is never written into the model, which is the only reason the gap between the two means anything.
3400 Eastport Drive, Memphis, TN
Purchase price
Year-1 NOI
$1,142,000
derived from the rent roll
Going-in cap
6.82%
$1,142,000 ÷ $16,750,000
Leased
162,000 SF
of 184,500 SF
Top tenant
48%
of base rent — over the 25% flag
| 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.
Unmetered AI, on as many deals as you actually look at.
The free deal gets one run of each AI feature it has, which is enough to decide whether the verdict is worth anything to you. The subscription takes the meter off, so the analysis can be rerun every time the roll, the debt or the exit assumption moves — which is when it matters.
- The verdict is the model's; the figures are the engine'sConcentration, rollover, loss-to-lease and the returns are computed before the AI is asked anything, so the narrative is written about numbers you can check.
- Unlimited dealsUnderwrite everything that crosses your desk, including the ones you pass on — which is most of them, and where the limit bites first.
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
Free and Acquisition Underwriting, side by side
What Free cannot do is worth being plain about, because it is the whole of the difference.
| Free | Acquisition Underwriting | |
|---|---|---|
| Deals on the account | 1 | Unlimited |
| Rent roll, NOI, cash flow, returns | One deal | Every deal |
| AI Deal Analysis (buy-side) | 1 run per deal | Unmetered |
| Listing Price Opinion (sell-side) | 1 run per deal | Unmetered |
| AI review of a development | 1 run per deal | Unmetered |
| AI review of a lots-and-homes plan | 1 run per deal | Unmetered |
| Lease abstracts and tenant risk | Included | Included |
| Document extraction | Included | Included |
| Every calculator on this site | Included | Included |
| Card on file | Not needed | With our provider |
Not every deal has every AI feature. Each renders on its own kind of deal: the analysis on a purchase, the price opinion on a listing, the development review on a ground-up development, and the plan review on land with a plan to sell it as lots or homes. The free plan’s single deal gets one run of whichever it has.
Billing, in plain terms
We never see your card
Checkout and the subscription both live with our payment provider. Card details are entered on their own secure page and never reach DealWise.
Hitting a free limit takes nothing away
The deal you built and the analysis you already ran stay where they are and stay readable. Only the Generate button and a second deal are withheld.
Cancelling is a page, not a phone call
You manage the subscription on our secure billing page, and support@dealwiseai.com will make any change for you. Cancel at period end and your access runs to the date /billing shows.
Frequently asked questions
Is the free plan really free?
Yes, and it takes no card. It covers every calculator on this site and one deal you can model the whole way through — rent roll, rent steps, operating expenses, debt, cash flow and returns — plus document extraction, lease abstracts and tenant risk on it, and one run of each AI feature that deal has.
How many AI runs does the free deal get?
One of each AI feature the deal has, and which it has depends on what the deal is. A purchase has the AI Deal Analysis, a listing the Listing Price Opinion, and a ground-up development its own AI review in place of the analysis. Land you are buying has its analysis and, once it has a plan to sell the land as lots or homes, an AI review of the plan as well. So the free deal gets one run, or two on land with a plan.
What does Acquisition Underwriting cost?
$178/mo billed annually, or $195/mo billed monthly. Annual bills as one charge of $2,136, which is $204 less than twelve monthly payments. It is the same product either way — the only difference is the billing term.
What happens when I hit the free limits?
Nothing you have built is removed. The deal, its rent roll and the analysis you already ran stay on the account and stay readable; what stops is creating a second deal and rerunning the AI. A run that fails or that the engine refuses does not spend the allowance — only a completed one counts.
What does upgrading actually change?
The deal limit and the AI metering both come off. Acquisition Underwriting is unlimited deals and unmetered AI, so you can rerun the analysis every time the rent roll, the debt or the exit assumption moves instead of deciding whether this version is the one worth spending.
How is billing handled, and can I cancel?
Our payment provider handles all of it — checkout is their hosted page and the subscription lives with them, so DealWise never sees your card number. You manage the subscription on that same secure page, and support@dealwiseai.com will make any change for you. Cancel at the end of a period and your access runs to that date, which /billing shows you.
Which property types does it underwrite?
Industrial, Office, Retail, Multifamily and Land. Reimbursement follows each suite’s own lease type — NNN, gross, modified gross or full service — rather than one blanket assumption for the building, and expiries inside the hold are modelled as downtime and a re-lease on every one of them. Retail adds percentage rent and a co-tenancy check; Multifamily is modelled on unit mix rather than suite by suite. Land is modelled on its sale instead of a rent roll: the carry, the entitlement milestones and the price the parcel has to reach. Self-storage is not covered at all.
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Run a real deal before you pay for one.
The free plan covers a full deal end to end — rent roll, derived NOI, cash flow and an AI verdict. No credit card, no demo call.