Institutional-grade CRE underwriting, built for the investor who runs their own deals.
Set your investment criteria once. Every deal — multifamily, industrial, and IOS — gets analyzed, graded, and flagged against YOUR targets, not a generic score. Free to start.
No credit card required · Free deal score on every deal · Cancel Pro anytime
Built on a working CRE investor's own underwriting standards — not a generic model.
Graded to your box
Set target cap, DSCR, IRR, LTV, markets and asset types once — every deal is flagged and graded against your criteria.
AI + OM ingestion
Drop in an offering memo; we extract, prefill, and analyze — and show how your context changes the read.
Honest math
Broker cap vs. true cap side by side, two-NOI for NNN and sale-leasebacks, pre/post-reserves done right.
IOS-native
The only tool that actually models industrial outdoor storage: land-based rent, covered-land optionality, broker vs. true NOI.
Like having a senior acquisitions partner
reviewing every deal.
Institutional-grade AI analysis on every commercial real estate deal. Identifies structural risks, scoring concerns, and broker questions to ask — like a senior partner reviewing your work.
AI Deal Analysis · Sample
Sample · 50u Class B MF · Tampa- •DSCR at 0.95x is materially below lender minimums (1.20-1.30x); this loan likely won't fund without significant equity cure or rate buydown
- •Exit cap rate at 7.00% vs entry at 5.03% implies 197bps of cap rate expansion — aggressive assumption that market deteriorates significantly
- •Refi proceeds are negative $440k, meaning additional equity injection required at Year 5 to execute refinance
"This deal is a structural pass. The purchase price of $5.0M produces a sub-1.0x DSCR that won't clear any lender, and the exit assumptions destroy 69% of LP equity over five years…"
Cites specific numbers from YOUR deal
Every claim references actual values from your inputs and engine outputs.
Identifies structural risks
Negative leverage, DSCR shortfalls, exit cap expansion — the things that fail deals at IC.
Specific broker questions
Each analysis ends with 3-5 questions tied to actual data gaps on YOUR deal.
6-dimension scoring
Basis, Building, Market, Tenant, Lease, Upside — each 0-10.
Included on all Pro plans · $59/mo · No add-on fees
Or see a sample underwriting report — a complete PDF, no signup required.
How UpsideIQ underwrites → — the conventions behind every analysis.
A chatbot will give you an answer. We give you one you can defend.
You can paste your deal into a general AI chatbot — but it does the underwriting math in its own head, and large language models are unreliable at multi-step financial math.
- Does the math in its head — IRR and DSCR can be confidently wrong
- Ask the same deal twice, get two different numbers
- Only analyzes what you already know to ask
- Generic assumptions, not your buy box
- You can't defend "the AI said 14%" to your IC
- Verified engine — spreadsheet-parity math, correct every time
- AI judgment layered on numbers that are right
- Full institutional checklist applied automatically
- Graded to your cap, DSCR, IRR and target market
- Disclosed methodology + a report you can take to your IC
From deal details to full analysis
in under two minutes.
No spreadsheets. No templates. Just submit the deal and get institutional-quality underwriting on demand.
Enter Deal Details
Input purchase price, rent roll, financing terms, and property info — or upload a PDF Offering Memorandum and let our AI extract the data automatically.
Run the Underwriting
Our engine builds a full 10-year DCF — vacancy, bad debt, expense escalations, debt service waterfall, DSCR, IRR, equity multiple, and intrinsic cap rate valuation.
Get Your Report
Receive a 0–100 deal score, grade (A+ to F), valuation vs. asking price comparison, and a full investor-ready PDF you can share with your LP base or investment committee.
This is what your deal looks like
after UpsideIQ runs it.
A live mockup of the full report — score, projections, and breakdown.
Strong cap rate and IRR clear hurdle rates. Modest discount to intrinsic value provides downside buffer. Monitor debt service ratio in P&I phase.
Sample deal for illustration. Your real report is generated from your actual deal data.
Institutional rigor.
No institutional overhead.
The depth and discipline of an institutional underwriting desk — broker-vs-true cap, reserve conventions, two-NOI for NNN and sale-leasebacks — self-serve. The same framework LFO Capital runs on its own deals.
AI OM Extraction
Upload any Offering Memorandum PDF. Our AI parses purchase price, rent rolls, and property details automatically. You review and confirm before running analysis.
10-Year DCF Model
Annual NOI projections with vacancy, bad debt, concessions, expense escalations, and a full debt service waterfall modeled at both IO and P&I phases.
6-Factor Deal Score
Price vs. value (25%), cap rate (20%), cash-on-cash (15%), DSCR (15%), LP IRR (15%), location tier (10%). Grades from F through A+ with a plain-English recommendation.
IRR & Return Analysis
LP IRR computed via Newton-Raphson iteration across the full hold period. Equity multiple, cash-on-cash yield, and levered vs. unlevered return breakdowns.
Valuation Analysis
Intrinsic value estimated from market cap rate benchmarks vs. your purchase price. See the gap — positive or negative — before you make an offer.
Investor-Ready PDF
Download a clean, professional PDF report formatted for LP distributions, investment committee presentations, or your own deal files. Disclosure-ready with full assumption transparency.
$19.99 per deal.
Or $499/year unlimited.
No seats, no contracts. Pay only when you analyze.
Built for every stage of the deal lifecycle.
Passive LP investors validating deals before committing capital — Replace Excel models with institutional-grade underwriting in seconds.
Active syndicators defending numbers to investment committees — Score every deal against benchmarks and methodology that's defensible to LPs.
Family offices evaluating deal flow at scale — Extract OM data, generate analysis, compare against market benchmarks consistently.
Not a simplified tool.
The real model.
LFO Capital built UpsideIQ because institutional-quality underwriting shouldn't require a Bloomberg terminal or a team of analysts. Every assumption in our model is the same one we apply to our own acquisitions — conservative, market-calibrated, and transparently disclosed.
Common questions
Is the free plan really free?
Yes. You can submit unlimited deals and receive a deal score (0–100), grade, and valuation comparison at no cost. No credit card required.
Is this real institutional underwriting or a simplified model?
UpsideIQ replicates LFO Capital's actual acquisition underwriting — a 10-year DCF with vacancy, bad debt, expense escalations, debt service waterfall (IO and P&I), DSCR at both scenarios, LP IRR via Newton-Raphson iteration, equity multiple, and intrinsic cap rate valuation. Every assumption is disclosed. It's not a "rent / cap rate = value" tool.
What asset types are supported?
Multifamily (apartments, workforce housing) and Industrial (warehouse, flex, NNN) are fully live. Retail, Office, and Mixed-Use engines are in development.
What does the full report include?
The full report includes a 10-year financial projection (NOI, EGI, operating expenses, levered cash flows), score sub-breakdown across all 6 factors, NOI and cash flow charts, complete financing analysis (IO vs. P&I), and a downloadable investor-ready PDF.
What is AI Deal Analysis?
A senior-acquisitions-partner-style qualitative review generated on every deal. It cites the actual numbers from your underwriting, identifies structural risks, and surfaces the specific questions to ask the broker. Included on Pro plans (up to 10 fresh analyses per day).
Why not just use ChatGPT or Claude?
You can — but a general chatbot does the underwriting math in its own head, and large language models are unreliable at multi-step financial math: they can return a confidently wrong IRR or DSCR, and a different answer if you ask the same deal twice. UpsideIQ runs your deal through a verified, spreadsheet-parity engine, then layers AI judgment on top of numbers that are actually correct — applying the full institutional checklist automatically and grading against your own criteria. The result is reproducible, every assumption is disclosed, and you get an investor-ready report you can defend to your lenders and investment committee.
Can I cancel my Pro subscription at any time?
Yes. Cancel anytime from your billing dashboard. You'll retain access through the end of your current billing period.
Is this financial advice?
No. UpsideIQ is an analytical tool. Nothing in any report, score, or projection constitutes financial, investment, legal, or tax advice. All outputs are modeled estimates. Always consult qualified professionals before making investment decisions.
Your next deal deserves
real underwriting.
Free deal score on every submission. Full report when you're ready. No credit card required to start.