Help & FAQ

Dealyze is an AI-powered underwriting tool for multifamily real estate investors. Upload a PDF — an offering memo, T12, or rent roll — and Dealyze extracts the financials, runs a full underwriting model, and delivers a report with NOI, cap rate, DSCR, cash-on-cash return, IRR estimate, sensitivity analysis, and a deal grade.

Choose a plan on the pricing page, complete checkout, then check your email for a welcome message. Sign in at /login.html using your email — we'll send you a secure magic link (no password needed). Once signed in, go to Analyze a Deal and upload your first PDF.

Dealyze accepts PDF files up to 20MB. This includes offering memorandums (OMs), trailing 12-month income statements (T12s), rent rolls, and appraisals. Other file formats are not currently supported.

Dealyze uses passwordless authentication via magic links. Enter your email on the sign-in page, and we'll email you a one-time login link that expires in 15 minutes. Click it to sign in. No password to remember or reset.

Dealyze uses GPT-4o to extract financial data from your documents. It handles most standard OM and T12 formats well, but AI extraction is not 100% accurate. That's why we always show you the extracted assumptions before running the model — you can review and correct any number before the analysis runs. Always verify key figures against the original document.

Yes. After extraction, Dealyze shows you every assumption it pulled from your document in an editable form. You can change the asking price, interest rate, vacancy rate, or any other field before running the underwriting model. The model runs on your numbers, not the seller's.

Cap Rate — Net Operating Income ÷ Purchase Price. Measures unlevered yield.
DSCR — Debt Service Coverage Ratio. NOI ÷ annual debt service. Lenders typically want 1.2+.
Cash-on-Cash — Annual pre-tax cash flow ÷ total cash invested. Your levered return.
IRR — Internal Rate of Return. Estimated annualized return over 5 years including a projected sale.
GRM — Gross Rent Multiplier. Purchase price ÷ annual gross rent. Lower = better value.
Price/Unit — Purchase price ÷ number of units. Useful for market comparisons.

Dealyze assigns each deal a letter grade (A through F) and a verdict (GO, CAUTION, or NO-GO) based on cap rate, DSCR, cash-on-cash return, and overall risk factors. It's designed as a quick triage tool — not a replacement for full due diligence. The grade helps you decide which deals to dig deeper on.

After running the model, Dealyze automatically generates sensitivity tables showing how your deal performs at different vacancy rates (5%, 8%, 12%, 15%) and rent changes (-10% to +10%). You also get a break-even occupancy figure — the minimum occupancy needed to cover debt service.

At the bottom of every completed report, click the "Download Excel Report" button. This generates a clean .xlsx workbook with all metrics, assumptions, and sensitivity tables — ready to share with partners or lenders.

Starter — $29/month: 5 deal analyses per month. Includes all features: AI extraction, sensitivity analysis, deal grading, and Excel export.

Pro — $49/month: 25 deal analyses per month. Same features, higher volume. Best for active investors and syndicators screening multiple deals.

Go to your Dashboard and click "Manage billing." This opens the Stripe customer portal where you can cancel, update your payment method, or view invoices. Cancellation takes effect at the end of your current billing period — you keep access until then.

When you've used all your monthly analyses, you'll see a message telling you how many you've used and offering an upgrade. Your existing analyses and reports remain accessible. Your limit resets at the start of each billing cycle.

Check your spam/junk folder — magic link emails come from [email protected]. If you still don't see it, try requesting another link. Make sure you're using the same email you subscribed with. If the problem persists, email us at [email protected].

Yes. All data is encrypted in transit with TLS 1.3. Your uploaded documents are processed via OpenAI's API for extraction (OpenAI does not use API inputs to train models) and are deleted from our servers immediately after processing. See our full Security page for details.

No. Uploaded PDF files are permanently deleted within seconds of processing. They are loaded into memory, analyzed, and immediately removed. Only the extracted financial data (numbers, not the original document) is stored in your account so you can review past analyses on your dashboard.

No. Dealyze is an informational tool. It does not provide financial, investment, legal, or tax advice. The analyses are estimates based on AI extraction and model assumptions — they may contain errors. Always perform your own due diligence and consult a qualified professional before making investment decisions.