For syndicators, and the LPs writing the checks

Does the deal's return follow from its own numbers?

Enter a pro-forma's rent roll and assumptions and its reported NOI, cap rate, DSCR and exit. This recomputes them from the inputs and flags every figure that doesn't follow — plus the two classic tells: exit cap richer than entry, and a thin DSCR. It forms no opinion on whether the deal is good.

● Runs entirely in your browser. Nothing you type leaves your machine — it's processed in your browser and never uploaded.

checking engine…

The deal sample: clean sample: flattered

Rent roll

drop a rent-roll file instead of typing it

Unit type	Count	Monthly rent

Operating assumptions

Purchase price

Vacancy rate

Operating expenses / yr

Other income / yr

Annual debt service

Exit cap rate

Reported figures (leave blank to skip a check)

Reported NOI / yr

Reported cap rate

Reported gross rent / yr

Reported exit value

Result

— fill the deal in or load a sample, then Reconcile

What it recomputes, and what it honestly doesn't

A pro-forma turns a rent roll and a handful of assumptions into a projected return. Investors must trust it and almost never re-derive it. This does the arithmetic back: gross rent, effective gross income, NOI, entry cap, DSCR, and exit value — then compares to the figures you were shown.

What it checks

Reported NOI / cap / gross rent / exit against the values recomputed from the inputs.
Exit cap below entry cap. Assuming you sell at a richer multiple than you bought is the single most common way a pro-forma flatters its return — flagged, not judged.
Thin DSCR (<1.20). Not a math error, but the coverage margin that floating-rate deals were wiped out on.

What it honestly does not do

It shows whether the reported outputs follow from the stated inputs — not that the rent assumptions are achievable, the market cap rate is right, or the deal will work. A fantasy pro-forma with self-consistent arithmetic reconciles perfectly. It catches numbers that don't follow from their own inputs, not optimism. Same engine as the ARR reconciler.

Built by Aidan Shaughnessy. Runs the same checks as our tested Python engine — the badge above re-runs a reference case against this in-browser code on every load and confirms they match.
You run it on the deal in front of you · it forms no opinion on whether it's good