Luck is not a method. An owner who renews a lease or refinances a building from memory of papers signed years ago is relying on it. The four-leaf review puts the documents back on the table, in the same order every time.
What each step asks and delivers
Timings for a valuation snapshot.
Gather the documents
Leases, rent roll, a year of income and expense, the tax notice and loan terms. Gaps listed.
Read every lease
Each lease abstracted, every figure tied to its source page, open questions sent to you.
Price the property
Priced by income, sales or cost, shown as a range with a sensitivity table.
Decide in writing
A memo with the recommendation, risks and next steps, then a call to walk through it.
What each step produces, by service
The same four steps run property valuation, lease analysis and portfolio management.
| Step | Valuation | Leases | Portfolio |
|---|---|---|---|
| Gather | Leases, income, tax notice | Every lease and amendment | Leases, loans, tax notices |
| Read | Income tied to leases | Two-page abstract per lease | Lease roll and maturities |
| Price | Value range, sensitivity table | Market rent range | Value range per property |
| Decide | Sell, refinance or appeal | Renew or renegotiate terms | Hold, sell or refinance |
Questions about the method
Do I need every document before we start?
No. Send what you have, and the gather step turns the rest into a written list of gaps. Where a gap cannot be closed, the memo names it and shows how it affects the answer, rather than filling it with a guess. The document checklist shows where owners usually find each item.
Why does every review end in a recommendation?
Because a number alone does not tell you what to do with it. A value of $1,400,000 means one thing to an owner with a loan maturing next spring and another to one weighing a sale. The memo says which way we would go, why, and what would change our mind. The decision stays yours.
Who checks the work?
A second reader checks every report and abstract before it leaves the office, tying each date and dollar back to its source page. The lead advisor runs the engagement from the scoping call to the memo and is named in your engagement letter, so you know who to call at every step.
How long does the review take?
It depends on the program, and your quote names the delivery date. A lease abstract takes 3 business days for up to 5 leases, a valuation snapshot 5 business days from complete documents, a valuation advisory report 10 to 15 business days and a portfolio health check 15 business days. How it works shows each stage.
What does the recommendation cover?
The real estate decision in front of you: renew or renegotiate a lease, contest an assessment, buy, hold, sell or refinance. It does not cover what a clause means in a dispute, how a sale is taxed or anything about securities. Those questions go to your attorney or your CPA, and the memo says so.
Run the review on yours
A free 30-minute call scopes the four steps for your property, and a fixed-fee quote follows in writing.