What the seller claims, against what the rent roll supports
The cap rate on the flyer is an assertion. DealWise captures it, refuses to use it, and computes its own from your leases and the real expenses — then shows you the distance between them.
One number, and the arithmetic under it
The headline is the gap. What makes it useful is the waterfall beneath it, because a figure you cannot add up yourself is a figure you end up taking on trust — which is the thing this page exists to avoid.
- Both cap rates, side by sideThe stated one as published, and the one your rent roll and real expenses support, on the same asking price.
- The income, line by lineBase rent, reimbursements, credit loss, operating expenses, NOI. The same five lines the engine's monthly rows carry, so it reconciles against an operating statement.
- It says when it cannot answerWithout a price or a computable cash flow, the check names the input it is missing instead of printing a number it cannot stand behind.
Variance check
The seller states
8.25%
On stabilized pro-forma NOI
The rent roll supports
7.22%
On $1,209,604 of year-one NOI
1.03 points worse than advertised at the asking price. The seller’s number lets the dark 22,500 SF from day one at market; yours lets it after the downtime and free rent this deal actually assumes.
- Base rent
- $1,315,139
- Reimbursements
- $405,471
- Credit loss
- ($17,206)
- Operating expenses
- ($493,800)
- Year-one NOI
- $1,209,604
Base rent is the three signed leases plus the vacant suite’s modelled lease-up. Reserves and leasing costs sit below this line, not inside it.
It only works because we throw the seller's numbers away
This looks like a restriction and it is the whole feature. Price, stated cap rate, pro-forma NOI, market rent and growth are captured and displayed, and none of them becomes an input.
- A claim absorbed is a claim you cannot testIf the seller's NOI had quietly become your NOI, the comparison would be measuring the claim against itself and would always agree.
- NOI is derived from the rent roll, alwaysNever typed in beside it. That single rule is what keeps the two figures independent enough to be worth comparing.
Variance check
Offering memorandum
8.25%
On stabilized pro-forma NOI
Your underwriting
7.22%
On $1,209,604 of year-one NOI
103 basis points. Not an error on their side and not a correction on ours — the difference is what each figure assumes about 22,500 SF of dark space.
- Base rent
- $1,315,139
- Reimbursements
- $405,471
- Credit loss
- ($17,206)
- Operating expenses
- ($493,800)
- Year-one NOI
- $1,209,604
Base rent is the three signed leases plus the vacant suite’s modelled lease-up. Reserves and leasing costs sit below this line, not inside it.
A gap is a question, not a verdict
A stated cap rate that runs ahead of the derived one is not evidence of bad faith. Most of the time it is a pro forma doing exactly what a pro forma is for: showing the asset stabilized.
What matters is what explains the gap. A hundred basis points caused by a replacement reserve every lender would apply is an ordinary adjustment. A hundred caused by rent sitting on leases that expired two years ago is a different conversation, and one worth having before you are three weeks into diligence.
The check does not tell you which it is. It shows the arithmetic clearly enough that you can see for yourself, and it gives you something specific to ask about.
Questions people ask
What is a stated versus derived cap rate check?
The seller publishes a cap rate in the offering memorandum. DealWise separately computes one from your rent roll and the real operating expenses, and shows the gap between them in basis points. The stated figure is never used as an input to the calculation, which is what makes the comparison meaningful.
Why not just use the cap rate in the offering memorandum?
Because it is a marketing claim, not a measurement. It is usually computed on stabilized pro-forma NOI — a building that is fully leased at market rents, sometimes with no vacancy allowance and no replacement reserve. That is a legitimate way to present an asset and a poor way to underwrite one.
Where does the derived cap rate come from?
Your rent roll. The income is the signed leases plus whatever lease-up you have actually assumed for vacant space, less credit loss, less the real operating expenses. NOI is derived from the table rather than entered beside it, so the figure reconciles line by line instead of merely looking plausible.
What counts as a big gap?
There is no universal threshold and we are not going to invent one. What matters is what causes it: a hundred basis points explained by a reserve every lender would apply is a different fact from a hundred explained by rent on leases that have already expired. The check shows the arithmetic so you can see which you are looking at.
What if the deal has no purchase price yet?
The check says which input it is missing rather than showing a number it cannot stand behind. Without a price or a computable cash flow there is no cap rate to compare, and a placeholder would be worse than a blank.
Where this goes next
Upload & auto-build
How the seller's claims get captured without becoming inputs.
What is cap rate?
The metric both figures are expressed in.
How to read an OM
What the document claims, and which parts to check first.
Cap rate calculator
Run one yourself. Free, no signup.
All capabilities
Everything else the product does.
Check whether an OM is honest
The job this capability exists for.
Check the next offering memorandum you get.
Upload it with the leases and the operating statement. DealWise builds the rent roll, derives the cap rate the income actually supports, and shows you the gap against what the seller printed. Free plan, no credit card.