Property Valuation
Direct cap, DCF, replacement cost — multiple approaches reconciled in one view.
Your analyst runs a direct cap on broker NOI, builds a separate DCF in another tab, and maybe pulls replacement cost from a third source. Three approaches, three spreadsheets, no reconciliation. When assumptions change, each approach updates independently.
Upload the property documents to the Data Room and describe the deal in chat. Apers runs direct capitalization, discounted cash flow, and replacement cost analysis in parallel — reconciled in a single view with assumptions clearly stated. Approve the output, open it in Google Sheets, and save the valuation to your Library.
Four Steps to a Reconciled Value
Describe the property
Enter the property details in chat — NOI, unit count, square footage, market cap rates. Upload appraisals or broker materials to the Data Room for Apers to parse.
Apers runs three approaches
Direct capitalization, discounted cash flow, and replacement cost analysis run in parallel. Each approach uses its own assumption set, all reconciled on a single page.
Review and approve
Before writing cells, Apers shows which cap rates, discount rates, and growth assumptions it plans to use. Approve, adjust inputs, or run sub-chats to stress-test individual approaches.
Export and share
The reconciled valuation opens in Google Sheets with full formula transparency. Save to your Library, download as .xlsx, or share with your appraisal team.
Three Methods, One View
Direct cap, DCF, and replacement cost — each with its own assumption set, all reconciled on a single page. See where they converge and where they diverge.
Rate Decomposition
Going-in cap, exit cap, risk-free rate, risk premium, growth expectation — cap rates decomposed into components, not pulled from a broker's opinion.
Cash Flow Driven
Hold period analysis with explicit assumptions for rent growth, expense inflation, capital expenditures, and reversion. Value driven by cash flows, not rules of thumb.
Approve Every Step
Apers shows its plan before writing a single cell — which approaches it will run, which assumptions it will use, and how it will reconcile to a final value. Approve one approach at a time or switch to Fast Mode.
Google Sheets + Library
The reconciled valuation lives in Google Sheets with full version history and formula transparency. Save to your Library for comp tracking, download as .xlsx, or share a link with your investment committee.
Models
Frequently Asked Questions
What valuation approaches does Apers support?
Apers runs direct capitalization, discounted cash flow, and replacement cost analysis in parallel. All three approaches are reconciled in a single view with assumptions clearly stated, so you can see how each method arrives at its estimate.
How does Apers reconcile multiple valuation approaches?
After running each approach independently, Apers presents the results side by side with the key assumptions that drive each estimate. You can weight the approaches based on your judgment and arrive at a reconciled value with full transparency.
What documents do I need for property valuation?
Upload property financials (T-12, rent roll), market comps, and any existing appraisals to the Data Room. The UDPE engine reads scanned PDFs, native spreadsheets, and other common formats.
Can I adjust cap rate assumptions in the valuation?
Yes. Change any input — cap rate, discount rate, growth assumptions, replacement costs — and every valuation approach updates automatically. You can also run sensitivity tables to see how the value estimate changes across a range of assumptions.
Is the valuation output auditable?
Every value and assumption is traced to its source document in the Data Room. The model opens in Google Sheets with full version history, and you can follow the citation trail from any cell back to the original data point.