Finding #1High risk
Rent roll carries Example Coffee at $40.00/SF; the 2025 amendment cut rent to $28.00/SF. NOI is overstated by $30,000 a year.
Basis: $30,000/yr ÷ 7.25% cap
$414,000
of repricing implied
$414,000
of repricing implied
For investors
Take the seller a number and the page it came from.
Built for acquisitions VPs and analysts at small and mid-size CRE investors. Capley is designed to catch the retrade items in the rent roll, leases and CAM reconciliation before the deposit goes hard, and give IC a read it can trace back to the documents.
30 minutes on a synthetic deal. No upload needed.
Example Plaza
Synthetic deal · retail / office · 6 tenants
Capley’s readHigh risk
$600,000of repricing implied, or $11.4M at the same 7.25% cap
Two cited findings · $43,500/yr overstated NOI ÷ 7.25% cap. Price math from the documents at the going-in cap. Not an appraisal.
Coffee amendment § 2 · p. 2Grocer lease § 7.3 · p. 11
High risk
6 of 8 analyses run. Not checked: LOI Review (needs LOI), Market Comps (needs comps).
Your team’s call:UndecidedWhat it’s designed to answer
The questions on your desk this week.
Is this still a deal at this price?
Capley’s read opens with a repricing figure. Each dollar in it is designed to trace to a cited finding.
Example Plaza · syntheticRepricing implied$600,000or $11.4M at the same 7.25% capWhat do I take to IC?
An IC memo with the call you set, the findings that decided it with the page each is on, and what wasn’t reviewed.
Example Plaza · syntheticCoffee amendment § 2 · p. 2Grocer lease § 7.3 · p. 11What goes hard this week?
Dates pulled from the PSA and leases, with the money at stake and the clause that sets each one.
Example Plaza · syntheticDD expiry · Mar 14 · $250K goes hard PSA § 4.1
What you take away
The IC memo
Built from the findings you marked as decisive, with the call and the conditions your team set and a coverage note. Each figure is designed to keep its cite.
- The call and the conditions
- What decided it, each with its page cite
- Coverage: which analyses ran and which couldn’t
- Footer: “Prepared with Capley. Your team’s decision.”
Investment Committee memo
Example Plaza
Synthetic deal · retail / office · 60,000 SF
Your team’s call
Proceed with conditions. Set by the deal team.
Repricing implied
$600,000, or $11.4M at the same 7.25% cap · $43,500/yr NOI ÷ 7.25%. Price math from the documents at the going-in cap. Not an appraisal.
What decided it
1. Rent roll overstates Example Coffee by $30,000/yr. Coffee amendment § 2 · p. 22. Grocer billed $13,500 above its cap on controllable CAM. Grocer lease § 7.3 · p. 113. Example Law Office (17.5% of rent) expires Dec 31, 2027. Law Office lease § 3.2 · p. 4
Conditions
Set by your team: proceed at $11.4M, or at the $12.0M asking price with:· a corrected rent roll for Example Coffee (1)· a CAM refund to Example Grocer (2)· a holdback for the Example Law Office rollover (3)
Coverage
6 of 8 analyses run. Not reviewed: LOI, comps, SNDA. Estoppels: not in this package.
Prepared with Capley. Your team’s decision.
Where Capley stops
Capley flags issues. Your team decides.
Capley doesn’t:
- Approve or reject deals
- Value the property
- Check facts outside your documents (site, title, market)
- Replace your attorney or analyst
Inside your documents it won’t catch everything either. The coverage count shows what ran.
See Capley on a sample deal.
Our team walks through a synthetic deal package and the report Capley produces from it.
30 minutes on a synthetic deal. No upload needed.