Advisory services
When your decision is too important to trust a generic model
Some real estate decisions are recurring, high-stakes, and badly served by spreadsheets. We create purpose-built analysis and custom tools for the decisions that come up most — using your data to get to the right answer.
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Low-risk entry
We start by proving the ROI exists in your data before you commit to anything. If the signal isn't there, we'll tell you.
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Built for your workflow
For decisions specific to your portfolio, we build custom tools — analysis and interfaces designed around how your team actually works, not generic templates.
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Growing library
New decision types added regularly. Don't see your situation? Tell us what you're working on — it may be next.
Decision library
Find your situation
Lease Optimization: Free rent or discount to market?
Most models treat free rent and a discount to market as equivalent incentives — different structures, same expected outcome. But they produce different tenant behavior. Tenants with below-market rents have something to lose by moving, so they stay longer. Tenants at market rate don't.
When that difference is ignored across hundreds of units, small tenure gaps compound into large revenue gaps. How many lease-up decisions is your team making each year without knowing which incentive actually earns more?
Explore this decision →Will you capture the embedded rent?
Acquisition models show embedded rent as upside and project a timeline to capture it. But that timeline is only as good as the turnover assumption behind it. Most models assume uniform turnover without accounting for the behavior profile of the specific rent roll being acquired. The result is that buyers routinely price in upside they'll never see — paying today for value that will only unlock for the next owner.
If you're underwriting embedded rent as part of your return, do you know how much of it you'll actually capture?
Explore this decision →Are you picking the best lease or just the best metric?
Leases are genuinely difficult to compare. Different term lengths, TI packages, incentive structures, and exposure to market movement — and every standard metric weights those trade-offs differently. Effective rent per square foot biases toward shorter terms. NPV-style metrics bias toward longer ones.
Without a single number that puts options on equal footing, the financial debate takes over before the strategic one can start. Is your team actually deciding which lease is right — or just which number looks better?
Explore this decision →Spec suite or traditional lease?
Spec suites lease faster and can generate stronger returns but require the right build-out, turn over sooner, and add management overhead with each cycle. Traditional leases are simpler to operate and offer longer, more predictable revenue. But they're binary: you either land the right tenant or you're carrying a vacant floor.
The recurring build-out cost of spec suites is easy to justify when vacancy ends quickly. The question is whether you're making a capital investment you earn back — or an operating cost you keep paying.
The right answer isn't the same for every building, every floor, or every market. Is your approach based on a full accounting of both options — or a rule of thumb that's never really been tested?
Explore this decision →Don't see your decision?
We're adding new decisions regularly. If you're working through something that isn't in the library yet, tell us what you're working on — it might already be something we can help with, or it might become the next one we build.