Retail lease & development economics
Upload a lease or an LOI. Every negotiation round is kept, priced, and compared — face rent against effective rent — so the real movement in a deal is never invisible again.
Face rent moved $4.00. Effective rent moved $11.23 — most of the movement is in the concession package, not the headline number.
What it does
A lease or LOI goes in — uploaded or imported straight from Google Drive — and roughly thirty economic fields come out for your review before anything saves — rent, escalations, abatement, TI and its trigger, opex caps, renewal mechanics, exclusive-use clauses. The source document stays attached to the round it produced.
Counters are versioned automatically and compared on effective rent, not just face. A one-page comparison prints clean enough to send — what the negotiation actually moved, in dollars per square foot and over the term.
A stabilized NOI one-pager computed from the recorded leases — signed income separated from assumed, vacancy, management, reserves — the way a buyer’s underwriter will run it. For merchant builders: sell-the-shell versus lease-up, with the month waiting stops paying.
An offering memorandum is underwritten against its ask; a land flyer is priced backwards from the rent the area supports. Prospects move through a pipeline where dead deals keep their reasons — a record of every seller’s real floor, compounding per site.
The construction loan takes real draws and shows actual interest accrued and what the next thirty days cost at the current balance. The investor ledger holds each member’s cash and stated share — and flags where stated drifts from pro-rata, so sweat equity is a number instead of a footnote. A one-page investor memo assembles it all, print-ready.
Executed leases are read for the deadlines nobody wrote down — an auto-renewal’s notice window, computed and surfaced before silence re-signs the lease. Expirations, task due dates, and checklist deadlines share one calendar on the dashboard.
Ask
The assistant reads only what you’re permitted to see, and every derived figure — carry, coverage, yield, value — comes from the app’s own calculation engines. It reports the computed number; it never does arithmetic of its own. So the answer in chat and the number on the screen cannot disagree — and every reply names the page where you can verify it.
Who sees what
Every party works in the same system and sees only their own side. That is what makes it safe to invite a broker — or a tenant — into a live deal.
Every property, every lease, every round. Development budgets, valuation, and the negotiating floors that never leave the screen.
Cannot see a tenant's own private analysis.
Only the property they were invited to — its leases, rounds, and tools. They can enter LOIs and add counters directly.
Other properties don't appear in any list, export, or search.
Their own lease and the analysis tools, run from their side of the table.
No rent roll, no neighbours' terms, no landlord economics — the database refuses the query even with a direct link.
Getting in
root.deal is in active use on real retail projects in North Texas. If a property owner has invited you, your access is already waiting behind the login. New here? The getting-started guide shows the whole flow, raw land to exit.
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