How we produce every number
A recommendation is only worth something if the method behind it can be inspected. These pages state exactly how each figure in a Property Intelligence™ brief is produced, what evidence it requires, and what we refuse to do when the evidence is missing.
- How we estimate cash flowWe start from rent supported by signed leases or comparable listings, subtract a vacancy allowance, subtract every operating expense including management and capital reserves, then subtract debt service. Where an input is unverified we mark it as an assumption and lower the confidence rather than presenting it as a fact.Read the method →
- How we estimate cap rateCap rate is net operating income divided by purchase price, where NOI excludes financing entirely. We build NOI from the verified tax bill, documented insurance, market-rate management and reserves set against real condition — then compare the result only to properties of the same type in the same submarket.Read the method →
- How we estimate after-repair valueWe estimate after-repair value from closed sales of renovated comparable properties within roughly six months and a tight geographic radius, adjusted for living area, bed and bath count, lot and finish level. We use closed sales only — never active listings — and we show the adjustments rather than reporting a single unexplained number.Read the method →
- How we estimate offer priceWe start from what comparable properties actually closed at, adjust for documented condition, then account for time on market and seller position. That produces a recommended range, capped by the highest price at which the deal still works for you. List price is treated as an input, not a starting point.Read the method →
- How we evaluate conditionWe assess condition only from documented evidence — inspection reports, seller disclosures, permit history and recorded professional observations. Each finding is classified by urgency and priced against replacement cost and remaining useful life. Anything undocumented is recorded as a gap, never inferred from photographs or age alone.Read the method →
- How confidence is calculatedConfidence reflects how much of a recommendation rests on verified evidence rather than assumption. It rises with the share of inputs verified from primary sources, the quality and recency of those sources, and agreement between independent lines of evidence. It falls when a material input is missing, stale, or contradicted.Read the method →
Why we publish this
Most real estate estimates arrive without a method, which leaves you unable to tell a verified figure from a guess. Every Property Intelligence brief labels each input as verified, documented or assumed, names what is still missing, and carries a confidence level built from those labels.
What is Property Intelligence™ →