A second reader for your own books
Independent numbers before you buy, refinance, renew or sell.
Most private investors run their own numbers, and run them well. What is missing is a second reader with no stake in the answer: no listing to win, no loan to book. We check the rent roll against the leases, price the building and say what we would do.
Where solo owners get caught
One borrowed number
The only value on file came from a broker who wanted the listing.
Rent roll drift
The rent roll says one rent, the third amendment says another, and nobody compared them.
Loans maturing together
The Mortgage Bankers Association puts 17% ($875 billion) of outstanding commercial mortgages on 2026 maturities. Is yours one?
The seller’s pro forma
The offering memo assumes full occupancy and market rents that no signed lease supports yet.
Where investors usually start
Acquisition review
Before closing: the seller’s rent roll tested against the leases, priced as walk, renegotiate or close. From $2,500.
Valuation snapshot
A desktop value with comparables and an income check in 5 business days, from $950 per property.
Hold, sell or refinance analysis
Three paths priced over five years with your actual debt terms, from $3,000 per property.
Lease abstract
Every lease and amendment on two pages, so the rent roll matches the paper. From $275 per lease.
From scoping call to decision
- Week 1
Scope the question
A free 30-minute call, then a fixed-fee quote in writing within two business days.
- Weeks 2 to 3
Read and price
Leases abstracted, the rent roll reconciled and the building priced, each figure tied to a document.
- Week 4
Decide in writing
A memo and a call with the recommendation, the risks and the loan and lease dates ahead.
Questions investors ask first
Do you broker sales or take a share of the deal?
No. Clover State takes no commissions, no contingency fees and no share of any deal. The fee is fixed and quoted in writing before work starts, half on signing and half on delivery. That leaves us free to recommend holding when holding is the better answer, and to say so plainly.
Can you check my own model instead of building one?
Yes. Send your spreadsheet with the leases and the trailing twelve months of income and expense, and we test every input against a source document. The memo shows where your numbers hold, where they drift, and the value with our inputs beside yours. That usually fits inside a snapshot or an acquisition review.
Will a lender accept your valuation?
Usually not as the value of record. Most bank loans above the federal threshold require a licensed appraisal, and our work is a consulting report, not an appraisal. It is for your decision: whether to refinance, how much to ask for and which terms to push on. When an appraisal is required, we can coordinate a licensed appraiser.
What does a review before buying cost?
An acquisition review is from $2,500 per property, indicative, and takes 7 business days, with a rush in 3 business days quoted separately. It tests the seller’s rent roll, leases and pro forma against each other and ends in a priced memo: walk away, renegotiate or close.
Is this investment advice?
No. We price a specific building, read its leases and recommend a course for it: hold, sell, refinance, renew or appeal. Whether real estate belongs in your wider finances, and how to own it, is a question for your financial adviser, CPA or attorney. We do not advise on securities of any kind.
Tell us what you own
A free 30-minute call, a few plain questions, and a fixed-fee quote in writing.