Know if a commercial deal pencils — before you chase it
Type any address — or import a rent roll, T12 or OM. Public records and AI fill in the numbers and give you NOI, cap rate, DSCR, IRR and a clear verdict.
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.
- Start with an address and available public records prefill property type, units, size, taxes and prior-sale facts for your review.
- Every number stays in your control: adjust rents, vacancy, operating expenses, capital items, financing, growth and exit assumptions and watch the deal re-price instantly.
- Get the metrics investors actually underwrite with — NOI, cap rate, cash-on-cash, DSCR and IRR — computed with the same engine that underwrites every listing on the Caproll marketplace.
- Model the full hold with an editable pro forma up to 30 years, then duplicate an analysis to compare scenarios without overwriting your original assumptions.
- 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 free lifetime analyses, each with AI extraction, an editable pro forma up to 30 years, a verdict and a PDF report. Free accounts can browse listings and receive basic alerts.
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.
- 3 free lifetime analyses
- AI extraction + verdict
- Pro forma up to 30 years + PDF
- Browse listings, basic alerts
What does unlimited cost?
Free is $0. Buyer Pro is $20/month or $200/year, and Buyer Elite is $199/month. Buyer Pro removes the analysis cap and adds rental and sale comps.
| Plan | Price | Deal Analyzer | Also includes |
|---|---|---|---|
| Free | $0 | Three free lifetime analyses | Browse listings, basic alerts |
| Buyer Pro | $20/mo or $200/yr | Unlimited | Unlimited interactive underwriting, unlimited off-market deal access, rental and sale comps, saved scenarios & DSCR/loan modeling, AI deal summaries, daily digest deal alerts |
| Buyer Elite | $199/mo | Unlimited | Everything in Pro, plus live deal alerts the moment a match publishes, priority chat with sellers & agents, and an AI Concierge Analyst on every deal |
How do Buyer Pro rental comps work?
Buyer Pro adds rental evidence for supported multifamily analyses. Review asking-rent comps in a map or list, inspect similarity, distance, recency and confidence, filter outliers, select the evidence you trust, and apply a comp-derived rent to the matching unit type. Asking rents are labeled as public listing evidence, not verified in-place rents.
How do Buyer Pro sale comps work?
Buyer Pro also adds county-recorded sale comps. Filter by radius, sale date, arms-length status and outliers; review confidence and property evidence in a map or list; choose the transactions you consider comparable; and apply a median per-unit, per-square-foot or land valuation to the analysis.
Spreadsheet vs. Caproll
Caproll combines public records and AI extraction with underwriting tools built for commercial property.
| Feature | Spreadsheet | Caproll |
|---|---|---|
| Data entry | Retype rent roll by hand | Public records + AI fill it in |
| Formulas | Build and check your own | Same engine as the marketplace |
| Hold period | Whatever you build | Up to 30-year pro forma |
| Comps | Search separately | Built in (Buyer Pro) |
| Verdict | Your gut | Clear verdict |
| Report | Format it yourself | One-click PDF |
| Time per deal | 30–60 min | ~60 seconds |
Frequently asked questions
Is the commercial deal analyzer really free?
Every free Caproll account includes 3 lifetime analyses with AI extraction, an editable pro forma up to 30 years, a verdict and PDF export. Creating an account is required when guest analysis is unavailable.
What documents can the AI read?
Rent rolls, trailing-12s and P&Ls, and offering memos or broker packages. The AI extracts units, income and expense lines into the model; you review and can adjust every number before relying on it.
What metrics does the deal analyzer calculate?
Net operating income (NOI), cap rate, cash-on-cash return, debt service coverage ratio (DSCR) and internal rate of return (IRR), plus an editable pro forma up to 30 years covering financing, income and expense growth, appreciation and sale proceeds — and a clear overall verdict on the deal.
Are rental and sale comps included for free?
Rental and sale comps are Buyer Pro features. Free accounts still receive 3 lifetime analyses with editable assumptions, pro formas up to 30 years, verdicts and PDF exports; saved analyses remain editable after the creation limit is reached.
Can I analyze off-market deals?
Yes. The analyzer works on any commercial property — off-market deals, listings from other platforms, or buildings you already own — not just Caproll listings.
What property types does it support?
Multifamily, retail, office, industrial, self-storage, hospitality, mixed-use and more — any income-producing commercial property.
What happens after my 3 free analyses?
You keep full access to the analyses you created — editing, re-running projections and PDF export all keep working. Creating new analyses requires Buyer Pro at $20/month or $200/year, which is unlimited.
Can I share my analysis?
Yes — every analysis exports to a polished PDF investment report you can send to partners, investors or lenders.
Do I need a credit card to start?
No credit card is required to create a free account and use the included lifetime analyses.
Updated September 10, 2026
