Underwriting Summary
Go from raw documents to a clean NOI bridge and unit mix — separating the in-place deal from the stabilized business plan, with every line auditable to its source.
Buy-side underwriting intelligence
The seller's numbers are not your numbers.
Upload the T-12, rent roll, and OM. InvestAssist extracts every line item, builds real in-place NOI, and tells you exactly what the deal is worth — before you make an offer.
No credit card requiredFree credits to startFirst verdict in 5 min
128-Unit Multifamily · Dallas, TX
REVIEW RECOMMENDEDSeller NOI
$2,847,200
T-12 (inflated)
In-Place NOI
$2,491,600
Rent roll actual
Economic NOI
$2,698,400
At market rent
Value @ 5.75% cap−$6.2M vs. seller price
Seller occ. 97% vs rent roll 91%
Deferred maintenance suppresses T-12 repairs
12 units 8–14% below market rent
Offer Analysis
Basis: $2.49M In-Place NOI · Market cap 5.75%
Cap at Ask5.03%
Conservative
$39.87M
6.25% cap rate
Target
$43.33M
5.75% cap rate
Aggressive
$47.46M
5.25% cap rate
Under 5 minfrom upload to first verdict
T-12 · RR · OMall three documents analyzed
In-place NOInot the seller’s pro forma
Built for every deal
Underwriting for every commercial real estate asset class
From multifamily rent rolls to industrial NNN leases, InvestAssist reads the documents and builds a defensible valuation for the property types buy-side investors underwrite most.
- Multifamily
- Retail
- Office
- Industrial
- Mixed-Use
- Self-Storage
The platform
See Exactly What You Get
From raw documents to a benchmarked verdict — financials extracted, NOI built, the deal valued and compared head to head.
The thesis
The Independent Underwriting Layer for Commercial Real Estate
Every deal arrives as a polished pitch. InvestAssist works from the underlying numbers — so you act on what the documents actually say, not what the seller wants you to believe.
Trust the documents, not the pitch
Underwritten from your actual T-12, rent roll, and OM — never a scraped listing or a headline cap rate.
Benchmark every assumption
Each metric is measured against market data, so inflated income and aggressive pro formas are obvious at a glance.
Catch the red flags first
Missing months, below-market rents, deferred maintenance, optimistic exits — surfaced before they cost you.
Who it's for
Built for everyone at the underwriting table
Independent Investors & Sponsors
Solo buyers, boutique GPs, and syndicators who underwrite their own deals. Validate the numbers before you raise, then walk into LP conversations with benchmarked, defensible analysis.
The process
Three Steps to an Underwriting Verdict
From raw documents to a defensible decision in minutes, not weeks.
01
Add the Address & Documents
Enter the property address and upload the T-12, Rent Roll, or Offering Memorandum. PDFs, Excel, and scans all work.
02
AI Extracts & Benchmarks
Every line item is extracted, normalized, and compared against market data automatically — no spreadsheet modeling required.
03
Get Your Verdict
A plain-English summary with risk ratings, benchmarked metrics, and the exact questions to ask before you proceed.
Underwriting outputs
NOI, Cap Rate, Valuation & Comps That Drive a Buying Decision
A clean NOI bridge, unit mix, a cap-rate-driven valuation range, and rent and sales comps pulled straight from the OM — plus side-by-side deal comparison.
Valuation Scenarios
Pressure-test value across a range of exit cap rates instead of betting on a single number — so you underwrite to a defensible range and know your downside before you bid.
Applied to stabilized NOI of $1.62M (direct capitalization).
Data sources
We Analyze the Documents That Tell the Truth
Our analysis is built from the three core documents behind every deal — the same files your lender and investment committee will scrutinize.
Operating Statement
T-12 / P&L
12 months of income and expenses — the financial truth
Rent Roll
Unit Mix
Current tenants, rents, lease terms — the revenue picture
Offering Memo
OM / Marketing Package
Property details, photos, seller projections — the story
No MLS scraping, no listing URLs — your underwriting stays grounded in real documents.
Simple prepaid credit pricing
Pay for Underwriting, Not Tokens
One credit covers a unit of analysis — an extracted document or a benchmarked verdict. A typical full deal runs about sixteen to eighteen credits, so you always know what a plan buys you.
Monthly credits refill every billing cycleTop-up credits roll over and never expirePrepaid only — no overage bills, no card on file
Trial
20 credits for new users. One-time grant; upgrade to a paid plan when credits run out.
Free
20 credits to start · ~1 full deal
No credit card required
Start free- 20 credits free the moment you sign up
- Enough for roughly one full deal end-to-end
- T-12, rent roll & OM extraction
- In-place NOI, cap rate & valuation
- No credit card required
Starter
For solo buyers underwriting their own deals.
$79/ month
100 credits / mo · ~5-6 full deals / mo
Top-up credits roll over and never expire
Start with Starter- ~5-6 full deals / month
- T-12, rent roll & OM extraction
- In-place pro forma NOI, cap rate, valuation
- Source-line traceability on every figure
- $1.00 / credit on overage
Most popular
Growth
The default plan for active investors and analysts.
$199/ month
300 credits / mo · ~16-18 full deals / mo
Top-up credits roll over and never expire
Start with Growth- ~16-18 full deals / month
- Everything in Starter
- Market benchmarking on every metric
- Comp extraction pulled from the OM
- Side-by-side deal comparison
- $0.90 / credit on overage
Pro
For acquisition teams and funds running pipeline volume.
$499/ month
900 credits / mo · ~50-55 full deals / mo
Top-up credits roll over and never expire
Start with Pro- ~50-55 full deals / month
- Everything in Growth
- Priority extraction queue
- Shared workspace & deal history
- $0.80 / credit on overage
What a credit actually buys
Document size barely moves the meter — a 30-page OM uses a fraction of a credit's token budget. Credits are spent on the reasoning that turns raw files into a defensible underwrite, which is why a complete deal lands at roughly sixteen to eighteen credits.
One full deal ≈ 16–18 credits
- 3 credits
T-12
operating statement
- 3 credits
Rent roll
extracted document
- 6 credits
OM with comps
offering memorandum + comps
- 6 credits
Benchmarking and verdict
per deal
Questions
Frequently Asked Questions
Everything you need to know about underwriting commercial real estate deals with InvestAssist.
Ready?
Stop Underwriting on Faith
Upload your next deal's documents and get an independent, benchmarked read in minutes. Start free — no credit card required.