Independent decision report
An independent report that answers the four questions that matter when a small multifamily or commercial loan balloons: refinance, sell, 1031, or pay down. Built from your numbers. Nobody in it is selling you a loan, a listing, or an exchange.
$399. Delivered in 2 business days. Every report reviewed by a 30-year real estate and lending operator before it goes out.
Loans written in 2019 through 2022 are maturing into a market two to three points above the rate you have. Same building, same rents, and the new loan doesn't cover the old balance.
Three things owners are learning at the closing table:
Every free "sell or refi?" tool online comes from someone who gets paid when you pick their answer. This one doesn't.
1
If not, how much cash, at what rate, and what rate makes it work. Includes the new payment and what it does to your cash flow.
2
Not comps. Income. That's what the lender and the buyer's lender will use. Shown as a range with the math visible.
3
Federal, state, recapture, net investment income tax, and any carryover losses you can use. Built from your return, not a rule of thumb.
4
The deferral, the exposure that survives the exchange, and the timeline.
Then the numbers are laid side by side: refi, sell, 1031, pay down. The report tells you which one the numbers favor and why. The decision stays yours.
Four pages from the sample. Fictional property, fictional numbers, real method.
1
Stripe. Card or ACH. $399.
2
About 45 minutes with your note, last return, rent roll and operating statements in front of you. It asks for figures, not documents; nothing is uploaded.
3
PDF by email within 2 business days. Reviewed by a person before it's sent.
That's it. No sales call, no follow-up pitch, no one asking to "hop on a quick call."
Took cost segregation or bonus depreciation between 2018 and 2023? This report is built for you. The tax most owners estimate from their own books misses the recapture by six figures. On our own test property the miss was about $140,000.
Twelve units in Phoenix. A 3.8% loan with a $1.77 million balloon in 2028. Here is what the report found, in order:
$400,000
Refinancing at today's rates needed roughly $400,000 in cash to close.
$600,000
The property's income value came in about $600,000 under what comps suggested.
62%
A taxable sale would have sent 62% of the cash to tax, mostly recapture from a cost segregation study.
Six figures
A 1031 deferred most of it, but still left a six-figure exposure the exchange couldn't fix.
The owner-books-only version of the report missed the tax by about $140,000. The version built from the return and the cost seg study caught it. That is why this report is built from your return.
I'm Mark Pietramale. I spent 30 years as a loan originator, regional lending manager, Realtor, and investor. I own a 12-unit building in Phoenix with a loan that balloons in 2028. I built this report to make my own decision, then realized nobody sells an honest version of it to anyone else.
Every free analysis I could find comes from a lender, a broker, or an exchange company. They're not lying to you. They're just paid when you pick their answer.
This report has no lender names in it, no broker names, no exchange company names. We don't take referral fees. We don't originate loans or list property. The math is the whole product.
No. It's independent financial analysis built from the numbers you provide. It is not tax, legal, investment, or lending advice, and it is not an appraisal. Take it to your CPA, attorney, and lender. It will make those conversations shorter.
A person. At launch, that's Mark. The math runs through a tested engine; a human checks every report before it's sent.
Yes. The analysis engine uses AI to run your figures against current tax code. Every output is checked by a person before delivery.
You don't send us documents. The intake asks for figures from your note, return, rent roll and operating statements, and you type them in. Those entries are used to build your report and deleted 30 days after delivery. No Social Security numbers or account numbers are collected.
Yes. One correction round within 7 days of delivery, through a link in your delivery email.
No. Never. Not in the report, not by email, not for a fee.
Partnerships, multiple properties, mixed-use, seller financing, and prior exchanges are all fine. If we can't build a report from what you enter, you get a full refund.
Two business days from the time we have complete inputs.
All 50. State tax is built into the sale analysis.
Full refund if we cannot produce a report from your inputs. No refund after delivery.
Start twelve months out, not sixty days.