For buyers
Underwrite the past,
not the pitch.
Browse a feed of multifamily listings where every cap rate, NOI, and DSCR is computed from real financials, not the seller's spreadsheet. Save searches. Get matched to buyer boxes. Sign NDAs in one click.
Anatomy of a listing
Every field is sourced from the financials.
Be proactive,
not reactive.
RTOM tracks your real T-12 and rent roll every month and recomputes verified KPIs, so you see changes as they happen, not when a buyer's underwriting turns them up at sale.
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
Sep · $1020K
- ①Cap rate from real P&L's. 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 financial line item, 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.
Verified T-12 + rent roll + OM + fresh data + debt disclosed. The full disclosure stack.
T-12 verified plus most supporting docs. Solid disclosure; one or two gaps the buyer can probe.
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
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. Like the full sizer, the target is applied to underwritten NCF — NOI after replacement reserves — because that is what an agency lender tests. The full sizer adds rate sensitivity, CFAF, debt yield, and equity multiples.
Sized output
DSCR-boundMax loan
$8.43M
Sized on $820K — NOI $850K minus replacement reserves $30K — at 1.25x. Reserves assumed at 3.5% of NOI (about $300/unit/year on a typical garden-style deal); set your own in the full sizer.
Monthly DS
$55K
Implied price
$14.17M
Debt yield (NCF)
9.73%
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
- B
Round 1 · Buyer
$17.8M
Initial LOI · 30-day close, financing + inspection contingencies
- S
Round 2 · Seller
$18.4M
Counter · ask + asking price holds; 21-day close acceptable
- B
Round 3 · Buyer
$18.1M
Counter-back · split the difference; 25-day close, drop inspection contingency
- S
Round 4 · Seller
$18.1M
Accepted ✓
Both sides flipped the reveal toggle. Contact info exchanged. RTOM steps back. Close it directly.
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.
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.
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 FAQ.
Stay close
Get listings before they hit Costar.
A weekly digest of new verified properties that match the boxes you save.