Commercial real estate
Find the rent roll errors before they become your purchase price.
Deal Desk reads every document in the data room, from leases, amendments and estoppels to the OM, SNDAs and service contracts. It checks what the seller claims against what was signed, and shows your team only what disagrees, with the page and clause cited.
An example
The rent roll says $8,412. The Third Amendment says $8,050.
Suite C-4 looks routine on the seller's rent roll, at $8,412 a month through 2030. The Third Amendment, three documents deep, cut the rent to $8,050. The tenant's estoppel shows the lease ending in 2028, not 2030. See how lease abstraction works →
The claim
What the seller hands you
A rent roll and an OM, prepared to sell the asset. Accurate on most lines. Not built to show you the rest.
- Base rent, Suite C-4$8,412 /mo
- Expiration01/31/2030
- Renewal optionsnone listed
The evidence
What the documents actually say
The executed lease, every amendment in order, the estoppel the tenant signed. Each one read in full, with the latest terms winning.
- Base rent, per Third Amendment$8,050 /mo · A3 p.2
- Expiration, per Third Amendment01/31/2028 · A3 p.1
- Renewal option1 × 5 yrs · p.21 §30
What it costs
| Item | Seller's roll | The documents | Gap |
|---|---|---|---|
| Monthly rent | $8,412 | $8,050 | $362 |
| Annual rent | $100,944 | $96,600 | $4,344 |
| Value at a 6.0% cap rate | $1,682,400 | $1,610,000 | $72,400 |
| Lease expiry | 2030 | 2028 | 2 years less term |
That is one suite. Deal Desk checks every one, and shows your team only the ones that disagree.
Example property and figures, for illustration.
See it on your own numbers. We'll run a deal you've already closed and show you what your team caught, what it didn't, and how long it took.
Bring us one closed dealInside Deal Desk
Read. Rebuild. Reconcile.
Drop in the data room. Deal Desk reads every page, rebuilds each lease from its amendments and sorts every value into the place your team works from. Only disagreements reach a person.
- Documents read
- 0
- Fields, every one cited
- 0
- Seller requests drafted
- 0
- Need you
- 0
Hover a bucket to trace it back to its documents. Click a document to see what Deal Desk pulled out of it.
Ridgeline Commerce Park
Rent roll as of 09/30/2026 · Ridgeline – Rent Roll Q3.xlsx · 2 weeks old
B-7: tenant may terminate after month 36 on 180 days' notice, with a fee of 4 months' rent. p.14 §22
Keystone Market
VerifiedMatches the lease on SF, term and rent at your roll date.
Your roll vs the documentsExample property: the view your analysts open when the run finishes. It plays on its own; click anything to explore it yourself.
Provenance
Click any number. Land on the line.
Every value Deal Desk produces carries the document, page and clause it came from. The answer to every IC question about where a number came from.
- No cite, no value. If it can't be found on a page, it's flagged as missing, never guessed.
Third Amendment · Page 2
Commencing February 1, 2026, Monthly Base Rent shall be reduced to Eight Thousand Fifty Dollars ($8,050.00).
Across the data room
One question, checked against everything the seller signed, including what the summary missed.
Ask in plain words. Deal Desk follows the question through the lease, every amendment and the estoppel, and cites each step.
“Is anything in the data room inconsistent with the roll for Suite C-4?”
- 01Group the lease4 documents belong to Suite C-4Original lease, First, Second and Third Amendments. Ordered by date so the latest terms win.Data room · 4 files
- 02Find the controlling termsThird Amendment cuts rent and shortens the termBase rent drops to $8,050/mo from 02/01/2026. The term now ends 01/31/2028.Third Amendment · p.1 §1, p.2 §3
- 03Check the other sideTenant's estoppel agrees with the amendmentSigned 08/14/2026. Confirms $8,050/mo, a 01/31/2028 expiry and no defaults.Estoppel · p.1 ¶2
- !Compare to the rollThe rent roll doesn't reflect the Third AmendmentSeller's roll$8,412 · exp. 2030The documents$8,050 · exp. 2028
Yes. The roll overstates C-4 rent by $362/mo and runs the lease to 2030; the Third Amendment and the tenant's estoppel both say $8,050 through 01/31/2028.
Why teams use it
Lease forty gets the same attention as lease one.
By the fortieth lease that looks like the last thirty-nine, even careful reviewers start recognizing instead of reading. That is when a changed rent step, a shortened term or a buried option slips through. It is not a skill problem. Deal Desk reads every page as if it were the first, and your team sees only the conflicts, so judgment goes where it counts.
- Fewer surprises at IC. Rent, term and option conflicts surface in the first week of diligence, while there is still time to reprice or walk.
- A defensible number. Every figure in the underwriting traces to the page and clause it came from, so the answer to “where did this come from?” is one click.
- More deals, same team. Reading and re-keying move off the analysts' desks, so the team can work more opportunities without adding headcount.
- Seller questions in week one. Deal Desk drafts the questions as it finds the conflicts, instead of after the abstracts are done.
Analyst time per deal, by task
onebee's team spent years on the same attention problem in cybersecurity, where the fix for analysts drowning in routine alerts was machines that read everything and send people only the exceptions.
Built for your firm
Set up for how your team runs diligence.
Before your first deal, a forward-deployed engineer configures Deal Desk to your process. Then it hands the clean result to the tools you already run.
Your abstract
The fields your team abstracts, named and ordered the way your analysts already read them.
Your checks
The rules your team ties out on every deal, and what counts as a flag for your firm.
Your deliverables
Seller requests, the deal workbook and IC exhibits in the templates you already send.
- Seller's data room
- Deal Desk
- Deal management
- Valuation
- System of record
- Counsel
- Excel
Design partners · Fall 2026
Bring AI into your diligence, on your deals, with your judgment in charge.
A small group of acquisitions and asset management teams, working on real deals. You get an engineer and a working product. We get your judgment on every miss.
- 01Weeks 0–2
Bring one deal
Send a recently closed deal's rent roll and leases. We reconcile it, and you grade our work against what your team actually found.
- 02Weeks 3–8
Run it live
On your next acquisitions, alongside your analysts. Every flag goes to your people, and nothing publishes without their sign-off.
- 03Weeks 9–12
Fit it to your stack
Connect the clean result to what you run: deal management, valuation, your system of record or plain Excel.
- 04After
Decide on your numbers
We report hours saved and issues caught against your baseline. Continue, change scope, or walk away.
What you get
- A named forward-deployed engineer who learns your deal process.
- Deal Desk on your live deals, configured to your abstract schema.
- A seat on the roadmap: what we build next comes from your misses.
- Design-partner pricing, held after the program ends.
What we ask
- One live deal a month through the program.
- A 30-minute weekly review with one of your analysts.
- Blunt feedback whenever we get something wrong.
Questions
What CRE teams ask us.
Bring us one deal.
We'll run a deal you've already closed and show you what we find: what your team caught, what it didn't, and how long it took.
Every value cited to its page. Your documents never train a model. How we handle your data →