Investor Tools · AI-Powered
PDF Deal Analyzer
Drop any commercial offering memorandum into the box below. Claude reads the PDF, extracts the deal terms, and runs the full underwriting — IRR, DSCR, cash-on-cash, equity multiple, and a letter-grade deal score — in under a minute.
Upload the Offering Memorandum
Drop your PDF here
or click to browse · PDF · up to 25 MB
Want a human review from Ryan?
Add your name and email and Ryan will personally follow up. Leave blank to stay anonymous.
Underwriting assumptions(defaults shown — change if you like)
What You’ll Get
Institutional-Grade Underwriting in One PDF Upload
The same metrics professional CRE investors run before they pursue a deal — calculated from your OM in about ten seconds.
Annualized return over your hold period — solved via Newton-Raphson on the unlevered cash flows. Industry target: >12% on stabilized deals.
NOI ÷ annual debt service. Lenders require >1.25x to fund the loan. Below 1.0x means you're paying out of pocket every month.
Annual cash flow ÷ equity invested. Tells you what your real-money return is, year over year, before any sale.
Total dollars back ÷ dollars in. A 2.0x means you doubled your equity over the hold period (cash flow + sale proceeds).
Every deal gets an A+ through D grade based on weighted IRR, DSCR, cash-on-cash, and equity multiple performance against industry benchmarks.
Full breakdown of purchase price, loan amount, down payment, and total equity invested — including closing costs and origination fees.
Year-1 cash flow, projected exit value, and total return over the full hold period — accounting for rent growth and exit cap spread.
Supported Deal Types
What Kinds of Offering Memorandums Work
Anything income-producing. The analyzer is tuned for the asset classes Florida investors pursue most often.
Dollar General, AutoZone, Walgreens, CVS, Chick-fil-A ground leases
Garden-style, mid-rise, value-add, Class A/B apartment portfolios
Anchored & unanchored, neighborhood retail, power centers
Distribution, last-mile, flex industrial, cold storage
MOBs, surgery centers, dental, urgent care, imaging
Suburban, Class A/B, single-tenant, multi-tenant
Doesn’t work as well on: raw land with no income, owner-user properties, business-for-sale packages, or residential SFR portfolios with mixed unit pricing. For those, use our manual Deal Analyzer and enter the numbers yourself.
The Process
How the PDF Analyzer Works
Upload Your OM
Drag any offering memorandum, broker package, or property listing PDF into the box above. Native PDFs and scanned documents both work, up to 25 MB.
AI Extracts the Numbers
Claude Haiku reads the entire PDF and pulls the price, rent, NOI, cap rate, building specs, tenant info, and lease terms — even when they’re buried in tables or footnotes.
Full Underwriting
The same engine that powers our manual Deal Analyzer runs IRR, DSCR, cash-on-cash, and equity multiple. You get a letter-grade score and traffic-light benchmarks.
Built by a Working Broker
Not a Tech Startup. A Real CRE Broker.
This tool was built by Ryan Solberg, a Florida-licensed real estate broker (BK3354351) and licensed mortgage originator (NMLS #1784218) who has closed $85M+ in transactions across Central Florida.
It exists because too many would-be CRE investors burn weeks manually keying in numbers from broker packages, only to find out the deal doesn’t pencil. The PDF Analyzer collapses that into ten seconds — which means more time on deals that actually clear.
When the analyzer flags something interesting (or when it doesn’t and you want a sanity check), Ryan personally reviews submissions. Optionally include your name and email on the form — or stay anonymous and just use the math.
More about Ryan →FAQ
Frequently Asked Questions
Is my OM kept private?+
Yes. Your PDF is uploaded to encrypted storage, analyzed in seconds, then automatically deleted. We send the original to Ryan only so he can offer a real human review — we never share, sell, or train AI models on it.
What kinds of deals does this work on?+
Single-tenant NNN, multifamily, retail strip centers, industrial/warehouse, medical office, suburban office, ground leases, and most other income-producing CRE. Doesn't work well on: undeveloped land with no income, businesses for sale, residential SFR portfolios with mixed pricing.
How accurate is the AI extraction?+
Claude Haiku 4.5 reads the entire PDF — including tables, charts, and scanned pages. We've tested on 50+ real broker OMs and it correctly extracts price, rent, NOI, cap rate, and lease terms ~94% of the time. When it's unsure, it asks you to confirm rather than guessing. Always verify against the source document before making investment decisions.
What if my PDF is missing data?+
If we can't find the purchase price or rent, we'll show you what was extracted and prompt you to type those two numbers in. Then we re-run the analysis with your override.
What's the underwriting math behind this?+
The same engine that powers our manual Deal Analyzer — calculates IRR via Newton-Raphson on the unlevered cash flows, DSCR from year-1 NOI ÷ annual debt service, average cash-on-cash over the hold period, equity multiple from total return, and grades the deal A+ through D against industry benchmarks. The defaults assume 25% down, 6.75% interest, 30-year amortization, 10-year hold, and 0.5% exit cap spread — all overrideable.
Does it cost anything?+
No. Free, no signup, no email required (unless you want a human review from Ryan). We pay the AI cost — it's our way of building a relationship with serious CRE investors.
What's the file size limit?+
25 MB. Most broker OMs are 5–15 MB and run fine. If yours is bigger, compress it first or email it to Ryan directly.
Why is this free? What's the catch?+
No catch. Ryan Solberg is a working Florida-licensed broker. The goal is simple: when you find a deal worth pursuing, you'll remember who helped you analyze it. About 1 in 30 people who use this tool end up working with us on a deal.
More Free Tools
Keep Underwriting
Type in your own numbers. Full sensitivity matrix, year-by-year cash flows, and grading.
Open →Solve for cap rate, NOI, or price — give it any two, get the third.
Open →Submarket-level cap rate data across NNN, multifamily, retail, industrial, and office.
Open →45-day identification and 180-day closing deadlines, with safe-harbor checkpoints.
Open →Estimate accelerated depreciation savings on your CRE acquisition.
Open →Monthly payment, amortization schedule, and balloon payoff for commercial loans.
Open →Ready to Buy?
Find Deals Worth Analyzing
Browse active commercial real estate listings across Orlando, Brevard County, and the I-4 corridor — or get a quiet look at off-market opportunities Ryan’s sourcing for serious buyers.
Estimates only — for informational and educational use. Not investment, tax, legal, or accounting advice. AI-extracted figures should be verified against the source document. See our Terms of Service.