See the upside.
Spot the risk.
Institutional-grade CRE underwriting in seconds. Upload an OM or enter deal details — get a full 10-year DCF model, a 0–100 deal score, and an investor-ready PDF report.
No credit card required · Free deal score on every deal · No commitment
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.
Institutional rigor.
No institutional overhead.
The same underwriting framework LFO Capital uses on its own acquisitions — accessible to any investor.
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.
Stop underwriting with a proforma.
Start underwriting for real.
A broker's proforma is marketing material. UpsideIQ runs the model that protects your capital.
| Feature | Broker Proforma | DIY Spreadsheet | UpsideIQ |
|---|---|---|---|
| 10-Year DCF Projection | — | ? | ✓ |
| Market-Calibrated Assumptions | — | — | ✓ |
| DSCR & IRR Calculation | — | ? | ✓ |
| Proprietary Deal Score | — | — | ✓ |
| Transparent Assumption Disclosure | — | — | ✓ |
| AI OM Data Extraction | — | — | ✓ |
| Investor-Ready PDF | — | — | ✓ |
| Results in < 2 Minutes | ✓ | — | ✓ |
Built by operators. Used by investors.
"I was building my own models in Excel. UpsideIQ runs the same logic in seconds with cleaner outputs. The DSCR waterfall and IRR calculation are done right — not simplified like other tools I've tried."
"We use it to validate every deal before it goes to our IC. The score keeps us honest — we've passed on deals we would have greenlit before. The cap rate vs. intrinsic value gap is the most useful output."
"The AI OM extraction alone is worth it. I used to spend an hour pulling data from each deal package. Now it's 30 seconds and I'm looking at a full underwriting. The assumptions are conservative and disclosed."
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.
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.
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