Underwriting that stays true.
Alture reads the deal, watches every assumption against the source it came from, and rebuilds the model the day one moves.
Halden & Co, Meridian Residential, Northcote, Oriel Partners, Kessler Group and Vantage Housing — six firms, and all six are invented, like everything else on this page.
Underwriting
Halden Row · 168 units · v7, 4 August 2026 · watched since v3
| Line | Assumption | Source | Status | Impact |
|---|---|---|---|---|
| RR‑02 | Market rent, 2 bed$1,845 / mo · 168 units | 12 comps within 1.5 mi | On model | — |
| OP‑03 | Insurance$96,400 / yr | Broker quote, Sept 2025 | Stale · 11 mo | — |
| OP‑07 | Real estate taxes$214,000 / yr | County assessor | Reassessed | −41 bps |
|
Re-underwritten
Millage set 4 August lifts taxes 22%, taking going-in yield from 6.10% to 5.69%. Two of three routes hold the return without breaking debt service.
Re-trade to $46.4M
Restores 6.10% going-in · seller has accepted a re-trade twice in this submarket
Extend hold to seven years
Restores 6.02% levered IRR at the current price
Accept & re-run
Compare all three
Updates the model, the memo and the debt sizing together.
|
||||
| RR‑05 | Vacancy6.5% · stabilised | Submarket, trailing 6 mo | On model | — |
| EX‑01 | Exit cap5.75% · year 5 | 8 recorded trades | Drifting | −$0.4M |
Sample deal. Every property, figure, source and date shown is invented.
A model is true the day you build it. Then it decays.
Four hundred assumptions, every one of them defensible on the day it was made. Then the county reassesses. Insurance renews thirty per cent up. Three comparable buildings trade at a cap rate nobody modelled. The concessions holding up in-place rents quietly burn off.
By the time the deal reaches committee the spreadsheet is describing a market that no longer exists, and the person who finds out first is usually the lender. Alture is the part of the process that never stops reading.
Three things, either side of the model.
Alture is not your asset manager, your CRM or your deal pipeline. It sits next to all three and does one job.
ReadYour deal, as it already arrived
Send the rent roll, the T‑12 and the offering memorandum in whatever shape they came in. Alture resolves every line it can to a modelled assumption — unit mix, in-place rent, expense loads, tax basis, exit cap — and names the ones it cannot, which is usually the more useful half. No re-keying, no template, no migration.
WatchAgainst the sources it came from
Every resolved assumption is then watched: assessor rolls, recorded trades, permit filings, insurance renewals, submarket rent movement. When one moves, the model is flagged the same day — not at the next investment committee, and not by the lender.
Re-underwriteIn basis points, not in a new tab
When an assumption breaks, Alture re-runs the deal and shows what it costs where it is felt: going-in yield, levered return, debt service. It proposes the routes that hold the return and says which covenant each one strains. You accept one, and the model, the memo and the debt sizing move together.
A comp set one firm maintains goes stale.
Resolving an assumption — turning “market rent, two bed, this submarket” into a number that survives a credit committee — is the expensive part. Every shop currently pays for it separately, and every shop gets it slightly wrong. Alture pays for it once.
Your deals stay yours
Pricing, models, memos and the fact that you are looking at something at all never leave your firm's workspace, and are never used to train anything shared.
The market layer is shared
What is shared is the layer underneath: what a line actually means, which trades are genuinely comparable, and which sources have been wrong before.
Accuracy compounds
Every correction an analyst makes is a correction for everyone on the platform. The layer is worth more in year two than in year one.
Priced per desk, not per deal.
Watching is unlimited on every plan. Charging by the deal would mean charging you more for being disciplined about what you pass on.
$890/ month
A small acquisitions team looking at a handful of deals at a time.
- 5 seats, 10 live deals
- Unlimited watched assumptions
- Rent roll and T-12 intake
- Re-underwriting proposals
$2,400/ month
Multi-team shops underwriting continuously across markets.
- 25 seats, unlimited deals
- Offering-memorandum intake
- Debt sizing and memo sync
- Custom comp sets
- Shared revision history
Talk to us
Funds, lenders, and groups underwriting off one book.
- Unlimited seats and entities
- Portfolio-level watching
- Private data sources
- Named credit contact
Get access
Alture is in private release with a small number of firms, and takes on new ones as the market layer covers their submarkets.