RTOM
Real-Time Operating Memorandum

Stop Speculating.
Start Tracking.

RTOM is your Anti-Proforma solution. We track actual monthly T-12s and rent rolls, centralize financial and operational data in real-time, and auto-generate the KPIs and trend analyses that owners need to underwrite the past, not the pitch.

We replace speculation with verification.

See membership tiers →Is your T-12 listable? Free check →
+How we get paid

Owners + Operators
Annual membership starts at $300/mo for single-asset tracking. Portfolio and Enterprise tiers scale with units under management.

Closing credit
Sell a fully represented property through SVN Trinity and a portion of your membership fee is credited back at closing.

·Phoenix, AZ·124 units·$18.4M·5.80% real cap·Atlanta, GA·88 units·$12.2M·6.40% real cap·Dallas, TX·212 units·$31.8M·5.20% real cap·Phoenix, AZ·124 units·$18.4M·5.80% real cap·Atlanta, GA·88 units·$12.2M·6.40% real cap·Dallas, TX·212 units·$31.8M·5.20% real cap·Phoenix, AZ·124 units·$18.4M·5.80% real cap·Atlanta, GA·88 units·$12.2M·6.40% real cap·Dallas, TX·212 units·$31.8M·5.20% real cap

Two sides, one ledger

Pick your seat at the table.

For buyers

I'm acquiring.

Stop reverse-engineering the seller's pitch deck. Underwrite from real GL data.

  • Verified T-12 on every listing
  • Debt sizer with DSCR + LTV constraints
  • Save searches, get matched buyer boxes
0verified KPIs / listing
Tour the buyer side
For sellers

I'm selling.

List on receipts. Match with verified capital before the OM hits the open market.

  • Private buyer pool before going live
  • Free T-12 health check, no signup
  • Recompute KPIs from your PM software
0second T-12 health check
Tour the seller side
0
Active listings
0
Properties with verified T-12
0
Active buyer boxes
0
NDAs signed
0
LOIs submitted

The monthly cycle

How RTOM tracks your operating reality.

Speculation is costly. Each month we replace it with verification.

01
Submit your T-12 + rent roll

Members upload, drop in via PM-software export, or hand the file to an analyst. Once a month is enough.

02
RTOM updates the dashboard

We map GL codes to a standard chart of accounts and recompute every KPI from the source entries, never from your summary numbers.

03
KPIs and charts auto-refresh

NOI, cap rate, DSCR, occupancy, expense ratios, T-3/T-6/T-12 windows. Trend lines update the second the period closes.

04
Owners access real-time insights

Investor-ready exports, portfolio-level comparisons, and on-demand analyst calls. No more waiting. No more guessing.

Anatomy of a listing

Every field is sourced from the GL.

Active · Phoenix, AZ

Camelback 124

124 units · Built 1986 · 92,400 sf

Asking

$18.4M

$148,387 / unit

① Cap rate

5.82%

DSCR

1.34

Occupancy

94.3%

② NOI T-12

$1.07M

NOI · trailing 12 · hover to scrub

Apr · $1020K

③ NDA required for full vault④ No proforma
  • ①Cap rate from real GL. No proforma assumptions.
  • ②T-12 NOI, recomputed monthly when rent hits the bank.
  • ③NDA gate before the full data vault unlocks.
  • ④Zero proforma fields. Anywhere on the platform.

This is the entire product.
No daydreams attached.

Every cell on every listing card derives from a recorded GL entry, a signed lease, or a verified loan term. There is no field on RTOM that we cannot source back to a receipt.

The RTOM Trust Score

One number for "is this listing actually verified."

Filter for Gold-only when capital is scarce. Trust the rest of the disclosure to do the talking.

Gold85-100

Verified T-12 + rent roll + OM + fresh data + debt disclosed. The full disclosure stack.

Silver60-84

T-12 verified plus most supporting docs. Solid disclosure; one or two gaps the buyer can probe.

Bronze35-59

T-12 verified but thin on docs. Buyers see what's present and what's not.

How we score

100 points across 7 signals. The T-12 carries the most weight by far.

  • Verified T-12+35
  • Rent roll uploaded+15
  • Data freshness (last 4 mo)+15
  • Offering memorandum+10
  • Photos (3+)+10
  • Debt disclosed+10
  • Survey on file+5

Anomaly detection

We catch what no other CRE platform catches.

Fifteen detectors across four framings. Critical flags can't slip through silently — the seller writes a disclosure or the listing can't go online.

Critical · blocks publishFlaggedNote

Missing months

Structural

Negative-NOI month

Structural

No OpEx (< 30%)

Structural

No tax line

Structural

No insurance line

Structural

Expense spike (3× median)

Time-series

Revenue dip

Time-series

Occupancy decline (3 mo)

Time-series

Rent-lift pre-list

Time-series

NOI volatility (CV > 0.4)

Time-series

Taxes lumpy

Time-series

Misc income > 5%

Disclosure

Misc-income line opaque

Disclosure

Thin chart of accounts

Disclosure

No management fee

Disclosure

Defense in depth

Three layers, one verdict.

  1. 01Parse-time (Layer A) runs on the trailing-twelve at upload, blocks publish until critical anomalies have a written disclosure
  2. 02GL-import (Layer B) runs on category data once the chart of accounts loads, surfaces "missing categories" and "lumpy accruals"
  3. 03Frozen at listing time: buyers see the same flags the seller saw the day they listed, plus the seller's verbatim disclosure

Structured negotiation

Multi-round counters with a phone-reveal handshake.

No more "the broker emailed me a counter at 11 PM with no terms." Every round is logged, every side sees the full history.

Negotiation history · Camelback 124

  1. B

    Round 1 · Buyer

    $17.8M

    Initial LOI · 30-day close, financing + inspection contingencies

  2. S

    Round 2 · Seller

    $18.4M

    Counter · ask + asking price holds; 21-day close acceptable

  3. B

    Round 3 · Buyer

    $18.1M

    Counter-back · split the difference; 25-day close, drop inspection contingency

  4. S

    Round 4 · Seller

    $18.1M

    Accepted ✓

Phone numbers revealed

Both sides flipped the reveal toggle. Contact info exchanged. RTOM steps back — close it directly.

01 · Counter rounds

Every counter is a new LOI row in a parent-chain. Each round carries a price, terms, contingencies, target close, AND a required message explaining the counter. Both sides see the full chain as a vertical timeline.

02 · Atomic state machine

A Postgres RPC validates the caller is the right party (seller counters buyer; original buyer counters seller's counter), inserts the new round, and flips the prior round to "countered" atomically. No race conditions, no half-states.

03 · Phone-reveal handshake

Once an offer is accepted, either side can reveal their phone. When both have revealed, RTOM exposes both phones to both parties and flags the deal as off-platform. We stop mediating; you close it.

Buyer revealsSeller revealsBoth phones unlock

Try the math

Size a loan in ten seconds.

Move the sliders. We solve for the largest loan that satisfies your DSCR target, capped at 75% LTV against an implied 6% cap. The full sizer adds rate sensitivity, CFAF, debt yield, and equity multiples.

Annual NOI$850K
Interest rate6.75%
DSCR target1.25

Sized output

DSCR-bound

Max loan

$8.74M

Monthly DS

$57K

Implied price

$14.17M

Debt yield

9.73%

DSCR-only loan$8.74M
LTV-only loan (75% of implied price)$10.63M
Amortization30 yrs
Open the full sizer →

The Anti-Proforma stack

Built for the people who underwrite the past.

Every other platform optimizes for the seller's narrative. We optimize for what the GL actually says.

Receipts

16 KPIs from real ledgers

NOI, cap rate, DSCR, vacancy, loss-to-lease, expense ratios: recomputed monthly the moment a check clears. No spreadsheets in the loop.

Gatekept

NDA-gated data room

Full P&L, rent roll, and OM unlock after e-signature. Buyers earn the data; they don't get to fish for it.

No fiction

Zero proforma. Ever.

We won't host it, model it, or hint at it. If a number didn't happen, it doesn't appear on RTOM.

Billed annually

Membership tiers.

One subscription per owner or operator. Tracks your real T-12 every month, generates the dashboard, and credits a portion of your fee back when you close a fully represented property through SVN Trinity Multifamily Advisors.

Starter

$300/mo

$3,000/yr billed annually

1-2 properties

up to 500 units

Ideal for single-asset owners.

  • Monthly T-12 + rent roll ingestion
  • Real-time KPI dashboard
  • 16 verified KPIs per property
  • Exportable, investor-ready reporting
Most popular

Portfolio

$500/mo

$5,500/yr billed annually

3-5 properties

500-1,000 units

Includes benchmarking tools.

  • Everything in Starter
  • Portfolio-level comparisons
  • Monthly expense ratio tracking
  • Submarket peer benchmarking

Enterprise

Custom

Custom billed annually

6+ properties

1,001+ units

Dedicated analyst support included.

  • Everything in Portfolio
  • Dedicated analyst support
  • Exit-strategy scenario modeling
  • Quarterly valuation refreshes

Add-ons

  • Analyst strategy calls at $150/hr
  • Quarterly valuation refreshes
  • Exit-strategy scenario modeling

Closing credit

When you sell a fully represented property through SVN Trinity Multifamily Advisors, a portion of your annual membership fee is credited back to you at closing. Tracking pays for itself when the deal closes.

Pricing shown monthly. Discount applied when billed annually for all 12 months upfront. All tiers include unlimited dashboard users on your team.

SH
NH

Founders

Built by brokers, not engineers.

  • Scott Henderson · SVN, 14 yrs CRE brokerage
  • Niki Hatzenbuehler · SVN, multifamily underwriting
We've underwritten thousands of deals where the proforma had nothing to do with the ledger. RTOM is the platform we wish existed. Receipts only, no daydreams.

Frequently asked.

Stay close

Get the weekly tape.

New verified listings, market notes, and the occasional contrarian take. No spam.