Retail lease & development economics
Bring the Excel model you already trust, or a lease or LOI. root.deal reads it, checks it, and tells you in plain English what the numbers mean — what looks off, how much can go wrong, and what each tenant will actually pay.
Face rent moved $4.00. Effective rent moved $11.23 — most of the movement is in the concession package, not the headline number.
Start from your spreadsheet
Upload the model you already use — any layout, your own labels. Every number is traced back to the cell it came from and nothing saves until you’ve checked it. Then the deal check reads it the way a lender, a buyer and an experienced developer would: three tiles, green, amber or red, with the why one click away. Any property goes back out as an Excel file with live formulas.
Written for your first retail deal as much as your tenth: hover any term for what it means, in two sentences.
Things to fix
Watch1
Urgent Care: big build-out allowance
Room for surprises
Good22% lower rents
before the $1.4M profit is gone
Property tax, once built
Watch$7.47–8.99
per SF a year — more than your NNN estimate allows
How far each can move before the profit is gone. The tick is an ordinary surprise.
What it does
An Excel model goes in — any tab layout — and the tenants, the budget and the loan come out on a review screen where every figure names the cell it came from and anything not found in the file is flagged. Save, and the whole app runs on it: verdict, deal check, lease checks, site data, investor pages. Download Excel gives it back with live formulas.
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.
Traffic counts, county appraisals, nearby restaurant sales and new store openings, pulled from Texas public data and shown with one line each on why it matters. For Dallas properties, the zoning district and its rules, linked to the ordinance.
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 — and if this is your first retail deal, start here.
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