Why it exists
We eliminate the hassle.
The reading, the typing and the spreadsheet are done before you sit down.
Retyping the OM into a spreadsheet
Upload it. The rent roll, expenses and pricing are in a model in minutes.
Reading eighty pages of lease for one clause
Every lease answered, clause by clause, with the page it came from.
Building the model from scratch
A live Excel with working formulas, on your assumptions.
Guessing what to offer
The most you can pay and still hit your target return.
Wondering who leaves when
The rollover on a timeline, priced into the return.
The full cycle
One model, from the day you open the OM to the day you sell.
Most tools stop at the offer. The numbers you bought on are the ones you should be measured against, so we are building all four stages and opening them one at a time.
01 · Underwrite
From the OM to an offer
Drop in the offering memorandum. Get back the rent roll, the income and the expenses, each figure with the page it came from, and the price the deal works at.
02 · Diligence
What the leases actually say
Every lease and amendment read for the clauses that move a return, and every place it disagrees with the marketing package.
03 · Own
The plan, against what happened
The model you bought on does not retire at closing. It becomes the yardstick for the property you now run.
04 · Exit
A straight answer on when to sell
Hold or sell is a number, not a feeling. We are building the screen that says which, and why.
A number you cannot trace is a number you cannot use.
Would you sign an offer on a rent roll you have not checked? Here every figure links to the page of the document it was read from. Click it, see the sentence, open the PDF at that page. Checking the work takes seconds, not a second read.
The leases get the same treatment, because the marketing package leaves things out: a cap on expenses buried in an amendment, an exclusive that blocks your next tenant, a renewal option at a rent set years ago. Those are the difference between the return you modelled and the return you get.
Every figure, cited
Click a number, see the sentence it was read from, open the PDF at that page.
A live Excel model
Working formulas and your assumptions, not a static export.
Lease answers, clause by clause
Termination rights, expense caps, guaranties, notice periods.
The rollover, as a picture
Who leaves when, and how much of the income leaves with them, on a timeline you can read at a glance.
Built by investors, for the deals we do ourselves.
FullCycleCRE is built by Peak to Peak Equity, a commercial real estate investment firm in the San Francisco Bay Area, focused on acquiring and operating industrial and retail properties.
Peak to Peak invests in stable income-producing assets and in opportunities where strategic leasing, operational improvements and active asset management create additional value, pairing that hands-on experience with technology, data and AI to source deals, sharpen underwriting and run a portfolio better.
This tool exists because we needed it. It is built on real offering memoranda and real leases, by people who have to live with the model afterwards.