This is how deals show up on Caproll.
We're onboarding our first sellers. The example listings below show the underwriting-first format every Caproll deal uses — real cap rates, NOI, and price-per-unit, front and center.
Get notified when matching deals are listed.
Tell us your market and asset type. We'll email you the moment a matching deal is listed — with the full underwriting attached.
Why join early
- First look at off-market commercial deals in your market
- Cap rate, NOI and price-per-unit on every alert — no fluff
- Message owners directly. No buyer-side commission.
Standards, not hype.
No listing goes live without the numbers that let you underwrite it — asking price, NOI, and the seller's own income and expense figures. We don't invent traction or inflate volume.
Asset classes covered
The numbers that actually matter.
No sunsets, no granite countertops. Caproll leads with cap rate, NOI, price-per-unit and expense ratio — every listing, calculated the same consistent way so you can compare deals side by side.
- The required underwriting numbers on every listing — asking price, NOI, and income and expense figures (T12s and rent rolls optional)
- Automatic cap rate, occupancy and price-per-unit calculations
- Expense-ratio and income breakdowns you can stress-test
- Direct in-platform messaging and offers
24-Unit Multifamily · Logan Square
Chicago, IL
Income
Cap Rate
6.00%
NOI
$252,000
EGI
$399,000
Expense Ratio
36.8%
18-Unit Multifamily · Wicker Park
Chicago, IL · illustrative example
Illustrative verdict
Strong deal at this price
Deal inputs
Purchase price
Annual rent
Vacancy 5% · NOI $138,000
Cap Rate
7.5%
Cash-on-Cash
7.1%
DSCR
1.44
10-Yr IRR
15.2%
Underwrite any property — even off-market.
The Deal Analyzer turns any address into a full pro forma with 10-year projections and a clear Strong / Fair / Weak verdict. Bring your own deal — it doesn't have to be listed on Caproll.
- Start from an address — public records prefill type, units, size, and taxes
- Upload a T12, rent roll, or offering memo and AI fills in the numbers
- Model financing, growth, and exit — get a verdict, not just a spreadsheet
- Export a polished PDF report to share with partners and lenders
How Caproll works
A straight line from finding a deal to closing it — with no Caproll commission along the way.
Find the deal
Search by market and asset class. Filter on cap rate, price-per-unit, occupancy and days on market — the metrics that actually matter.
Underwrite the numbers
Every listing shows NOI, cap rate, expense ratio and the seller's T12 and rent roll. Model the deal before you ever pick up the phone.
Transact direct
Message the owner, submit your LOI, and negotiate in-platform — no buyer-side commission.
Built for every side of the deal
Whether you're selling, buying, or representing a client, Caproll gives you a direct, flat-fee path to the close.
Owners & sellers
List your property for free, show buyers the real numbers, and keep the equity a broker would take.
- Commission-free self-listing
- Automated underwriting & AI listings
- Offers direct from verified buyers
Investors & buyers
Source off-market deals with NOI and cap rate on every listing, then transact in-platform.
- Off-market deals, real underwriting
- Deal alerts the moment they list
- NDA-gated docs & direct offers
List free. Pay one flat fee — $499–$4,999 by sale price — only when you close.
No Caproll sale commission. Self-list your property for free and pay a single flat fee at closing that scales with your sale price — never a percentage. Prefer a broker? They list on your behalf for just 1% of the price, paid directly to them — Caproll still takes nothing from your sale.
Caproll Self-List
Flat $3,499 at close- Sale price
- $0
- Caproll fee at closing
- −$0
You keep
$0
Traditional broker
~5.5% commission- Sale price
- $0
- Broker commission (~5.5%)
- −$0
You keep
$0
Illustrative example on a $1,200,000 sale. Broker commissions vary by market and are negotiable; your actual numbers depend on the deal.
Self-list fee by sale price
- Under $250K
- $499
- $250K – $500K
- $999
- $500K – $1M
- $2,499
- $1M – $3M
- $3,499
- Over $3M
- $4,999
One flat fee at close, based on your accepted sale price — never a percentage.
| Compare | Caproll Self-ListFree to list · $499–$4,999 at close | Traditional broker~5.5% commission on the sale |
|---|---|---|
| Cost to list | Free | Bundled into commission |
| What you pay | Flat $499–$4,999 at closeby sale price, never a percentage | ~5.5% of sale price |
| Underwriting | Automated on every listing | Varies by broker |
| Buyer reach | Verified investor marketplace | Broker's own network |
| Offers & negotiation | Principal-to-principal | Broker represents you |
| Offers & LOIs | In-platform, direct | Routed through the broker |
| Professional photography | Add-onthird-party, by package | Usually included |
| Featured placement | Add-on$49 · 30 days | Broker's discretion |
| Closing | Guided 3-step close | Coordinated off-platform |
| Your equity | You keep it | Commission on every dollar |
| Best for | Owners who want reach without a commission | Hands-off sellers willing to pay a commission |
Add-ons are only billed if you use them. Self-List photography is ordered through a third-party provider — pricing varies by package, paid up front.
Everything included when you self-list
Priced on the numbers
Caproll computes NOI, cap rate, occupancy and price-per-door from your own figures, so your listing leads with the metrics buyers actually underwrite on.
Marketed to verified buyers
Your listing reaches investors searching your market and asset class — with optional featured placement and professional photography when you want more reach.
Guided to the close
Accept an offer and Caproll spins up a guided 3-step closing with e-signatures and your attorney and title agent invited in — pay your flat fee only when it funds.
Broker-represented sellers skip Caproll's fee — you pay your broker just 1% of the price, and nothing to Caproll.
Optional add-ons: Featured listing boost $49 for 30 days of top placement · Professional photography through a third-party provider, priced by package, paid up front · Buyers can upgrade to Buyer Pro from $20/mo
Optional closing services
Found a deal but want help getting it across the finish line? Add a-la-carte services to keep your transaction legally sound and efficiently closed.
Contract review
Legal review of LOIs and PSAs by specialized CRE attorneys.
Title & escrow
Integration with top-tier national title companies.