Underwrite one deal free. Then pay a published price.
$178/mo billed annually — or $195/mo billed monthly — for unlimited deals and unmetered AI. The free plan is not a trial that expires: it is one whole deal, modelled exactly the way a paid one is.
- No credit card to start
- We never see or store your card
- Cancel from your billing page
$0
No credit card. No expiry date.
- Every calculator on this site — cap rate, DSCR, loan payment, property valuation, TI amortization, lease and purchase commissions
- One deal, modelled the whole way: rent roll, rent steps, reimbursements, operating expenses, debt, cash flow and returns
- Upload the lease and the OM — document extraction, lease abstracts and tenant risk are not metered
- One AI run on that deal — a Deal Analysis if you set it up to buy, a Listing Price Opinion if you set it up to sell
$178/mo
Save $204 a yearbilled annually — one charge of $2,136, $204 less than twelve monthly payments.
Or $195/mo billed monthly.
- Unlimited deals
- Unmetered AI Deal Analysis — verdict, risks, negotiation asks
- Unmetered Listing Price Opinions for sell-side deals
- Rent-roll-driven underwriting, with NOI derived rather than entered
- Debt modelling, IRR, cash-on-cash and multi-year cash flow projections
- Lease abstracts and tenant risk analysis on every suite
- Document extraction with the quote behind every value
Portfolio & Leasing Intelligence
The other side of the same rent roll: not “should I buy this?” but “should I sign this lease?” — renewal economics, rollover exposure and tenant credit across a portfolio you already own.
- Lease-by-lease renewal and re-lease economics
- Rollover exposure across every property at once
- Tenant credit rolled up by rent, not by count
Not available yet, and not part of any plan on this page. Pricing will be announced when it ships.
NOI comes out of the rent roll. You never type it in.
Suites, terms, in-place rents and steps go in. The engine derives NOI from them on every read, then the cash flow, then the returns — so changing one lease moves every number underneath it, and there is no cell anyone forgot to update.
- Derived, never enteredCap rate, NOI, DSCR, IRR and cash-on-cash are computed from the roll and the debt terms rather than stored, so they cannot disagree with the rent roll they came from.
- Four asset classes with real logicReimbursement follows each suite’s lease type rather than one blanket assumption for the building, and every expiry inside the hold is modelled as downtime and a re-lease. Retail adds percentage rent and co-tenancy; Multifamily is modelled on unit mix.
- The seller's numbers stay the seller'sWhat an offering memorandum claims is captured and shown beside what the engine computed. It is never written into the model, which is the only reason the gap between the two means anything.
3400 Eastport Drive, Memphis, TN
Purchase price
Year-1 NOI
$1,142,000
derived from the rent roll
Going-in cap
6.82%
$1,142,000 ÷ $16,750,000
Leased
162,000 SF
of 184,500 SF
Top tenant
48%
of base rent — over the 25% flag
| Status | Suite | Tenant | SF | $/SF/Yr | Exp |
|---|---|---|---|---|---|
| Occupied | Suite 100 | Cardinal Freight Systems | 78,400 | $7.85 | Jun 2031 |
| Occupied | Suite 200 | Meridian Cold Storage | 52,000 | $8.40 | Mar 2029 |
| Occupied | Suite 250 | Halstead Components | 31,600 | $7.20 | Nov 2027 |
| Vacant | Suite 300 | — | 22,500 | — | — |
NOI is derived from this table, never entered.
Unmetered AI, on as many deals as you actually look at.
The free deal gets one AI run, which is enough to decide whether the verdict is worth anything to you. The subscription takes the meter off, so the analysis can be rerun every time the roll, the debt or the exit assumption moves — which is when it matters.
- The verdict is the model's; the figures are the engine'sConcentration, rollover, loss-to-lease and the returns are computed before the AI is asked anything, so the narrative is written about numbers you can check.
- Unlimited dealsUnderwrite everything that crosses your desk, including the ones you pass on — which is most of them, and where the limit bites first.
Below-market in-place rents across 162,000 leased SF support the asking price, and the 22,500 SF vacancy is the upside rather than the risk. The concentration and the 2027 roll are what the price has to account for.
Key risks
- Cardinal Freight is 48% of base rent — over the 25% concentration threshold
- 31,600 SF rolls in Nov 2027, inside the hold period
Negotiation opportunities
- Price the vacancy at market lease-up cost, not at stabilised value
Free and Acquisition Underwriting, side by side
What Free cannot do is worth being plain about, because it is the whole of the difference.
| Free | Acquisition Underwriting | |
|---|---|---|
| Deals on the account | 1 | Unlimited |
| Rent roll, NOI, cash flow, returns | One deal | Every deal |
| AI Deal Analysis (buy-side) | 1 run per deal | Unmetered |
| Listing Price Opinion (sell-side) | 1 run per deal | Unmetered |
| Lease abstracts and tenant risk | Included | Included |
| Document extraction | Included | Included |
| Every calculator on this site | Included | Included |
| Card on file | Not needed | With our provider |
The two AI rows are alternatives on any one deal, not a pair. A deal is created as either an acquisition or a listing and keeps that mode, and each feature renders on its own side of it — so the free plan’s single deal surfaces whichever one matches how you set it up.
Billing, in plain terms
We never see your card
Checkout and the subscription both live with our payment provider. Card details are entered on their own secure page and never reach DealWise.
Hitting a free limit takes nothing away
The deal you built and the analysis you already ran stay where they are and stay readable. Only the Generate button and a second deal are withheld.
Cancelling is a page, not a phone call
You manage the subscription on our secure billing page, and support@dealwiseai.com will make any change for you. Cancel at period end and your access runs to the date /billing shows.
Frequently asked questions
Is the free plan really free?
Yes, and it takes no card. It covers every calculator on this site and one deal you can model the whole way through — rent roll, rent steps, operating expenses, debt, cash flow and returns — plus document extraction, lease abstracts and tenant risk on it. One AI run on that deal comes with it.
Why is it one AI run and not two?
A deal is created as either an acquisition or a listing, and it keeps that mode for good. The AI Deal Analysis renders on acquisitions and the Listing Price Opinion renders on listings, so on a single deal you get whichever one matches the mode you chose. The free allowance is one of each per deal; with one deal, that is one run.
What does Acquisition Underwriting cost?
$178/mo billed annually, or $195/mo billed monthly. Annual bills as one charge of $2,136, which is $204 less than twelve monthly payments. It is the same product either way — the only difference is the billing term.
What happens when I hit the free limits?
Nothing you have built is removed. The deal, its rent roll and the analysis you already ran stay on the account and stay readable; what stops is creating a second deal and rerunning the AI. A run that fails or that the engine refuses does not spend the allowance — only a completed one counts.
What does upgrading actually change?
The deal limit and the AI metering both come off. Acquisition Underwriting is unlimited deals and unmetered AI, so you can rerun the analysis every time the rent roll, the debt or the exit assumption moves instead of deciding whether this version is the one worth spending.
How is billing handled, and can I cancel?
Our payment provider handles all of it — checkout is their hosted page and the subscription lives with them, so DealWise never sees your card number. You manage the subscription on that same secure page, and support@dealwiseai.com will make any change for you. Cancel at the end of a period and your access runs to that date, which /billing shows you.
Which property types does it underwrite?
Industrial, Office, Retail and Multifamily. Reimbursement follows each suite’s own lease type — NNN, gross, modified gross or full service — rather than one blanket assumption for the building, and expiries inside the hold are modelled as downtime and a re-lease on every one of them. Retail adds percentage rent and a co-tenancy check; Multifamily is modelled on unit mix rather than suite by suite. Land appears in the asset-class dropdown but has no conditional logic behind it and is not supported; self-storage is not covered at all.
Compare DealWise AI
vs ARGUS
Institutional underwriting without the quote-only price tag.
vs Excel
The same model, without the formulas that break it.
vs TheAnalyst PRO
Deeper rent-roll modeling and an AI verdict.
Best CRE underwriting software
Seven tools ranked, with honest pros and cons.
Features
Everything included in the underwriting platform.
How it works
From property details to an investment decision.
Run a real deal before you pay for one.
The free plan covers a full deal end to end — rent roll, derived NOI, cash flow and an AI verdict. No credit card, no demo call.