The Free Commercial Deal Analyzer That Reads Your Rent Roll

Caproll's Deal Analyzer is a free commercial real estate deal analyzer: upload a rent roll, T12 or offering memo — or just type in the basics — and AI extracts the income and expenses, computes NOI, cap rate, expense ratio and debt service coverage, projects a full ten-year hold, and returns a clear verdict on the deal. Every free account includes 3 complete analyses with no credit card required; Buyer Pro ($20/month) makes it unlimited.

How does the AI deal analyzer work?

Most deal analysis dies in a spreadsheet: retyping a rent roll, rebuilding the same formulas, second-guessing whether the broker's pro forma is telling the whole story. The Deal Analyzer starts from the documents you already have and does the tedious part for you:

• Upload what the seller or broker sent you — a rent roll, trailing-12, P&L or offering memo — and AI extraction reads it and fills in the income and expense lines. No document? Type a few basics and start from there.
• Every number stays in your control: adjust rents, vacancy, operating expense lines, capital items and financing assumptions and watch the deal re-price instantly.
• Get the metrics investors actually underwrite with — NOI, cap rate, expense ratio, cash-on-cash and debt service coverage — computed with the same engine that underwrites every listing on the Caproll marketplace.
• Model the full hold: financing terms, income and expense growth, appreciation and sale — a ten-year projection of where the deal ends up, not just a day-one snapshot.
• Get a straight verdict on the deal, then export a polished PDF investment report to share with partners and lenders.

What do you get free?

3 full analyses, free forever — not a stripped-down demo. Inside each one you get the entire toolkit: AI document extraction, interactive assumptions, the ten-year projection, the verdict and the PDF report. No credit card, no trial clock; your analyses stay yours and stay editable even after you've used all 3.

It works for any deal, not just Caproll listings — analyze an off-market building, a deal from another platform, or a property you already own. Multifamily, retail, office, industrial, self-storage, hospitality and mixed-use are all supported.

What does unlimited cost?

When you're analyzing deals every week, Buyer Pro removes the cap for $20/month (or $200/year — two months free). Upgrading doesn't just unlock the analyzer: Pro is the full acquisition toolkit.

Why analyze deals here instead of a spreadsheet?

A spreadsheet only knows what you type into it. The Deal Analyzer runs on the same underwriting engine as a live commercial real estate marketplace: the formulas match what buyers and sellers transact on, the analysis sits one click away from real inventory you can act on, and when a deal pencils you can go from verdict to offer without changing tools.

And because the AI does the data entry, you screen more deals in less time — the difference between underwriting the three deals you had energy for and the fifteen that were actually worth a look.

Frequently asked questions