DealVeto
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Multifamily · Sun Belt · Early Access

Does this multifamily deal
pencil?

DealVeto is the screening discipline that decides which deals deserve your team's underwriting and estimating time — a 60–90 second, defensible first-cut before pursuit capital is spent. Verdict, confidence, primary concern, and the conditions that must clear before IC.

  1. Verdict
  2. Confidence
  3. Primary Concern
  4. Fix First
  5. Investor Metrics
  6. Site Intelligence
  7. Construction Risk
  8. Assumptions
  9. Memo
Request DemoSee the methodology
/deal-screen — Stonebridge Flats
Recommendation
Proceed w/ Conditions
Confidence
74/ 100

7 of 9 critical inputs provided

Primary Concern

Sitework allowance and amenity scope are not yet validated.

Fix First
  1. 1.Confirm civil/sitework allowance and detention scope.
  2. 2.Lock clubhouse, pool, and amenity finish assumptions.
  3. 3.Reconcile parking count and surface paving quantities.
Next Action

Validate sitework allowance with civil before IC.

Cost Snapshot
Hard $/Unit
$176K
Hard $/GSF
$168
TDC
$82.7M
Δ vs Baseline
+$4.2M
Top Risk Flags3 active
  • SiteworkSitework allowance not separated from hard $/GSF.
  • AmenityClubhouse + pool finishes not yet defined.
  • ParkingSurface parking count needs validation.
Illustrative Deal Memo for Stonebridge Flats — same component styling as the live product.

What it answers

The question each leader brings to a Monday pipeline review.

VP Development

Which pursuits are worth defending at IC this quarter?

Today

  • Hard $/Unit and hard $/GSF live in a spreadsheet that nobody has stress-tested against the actual program.
  • Risk is anecdotal — sitework, podium conditions, parking type — until preconstruction reads the package.
  • Defending a deal at IC feels like litigating assumptions instead of presenting a decision.

With DealVeto

Verdict, confidence, primary concern, and conditions to proceed — read straight out of the construction-risk logic the deal will be judged against.

VP Construction · Director of Precon

Where is execution risk hiding before we commit?

Today

  • Pursuits arrive after the budget basis has hardened into commitments.
  • Estimators burn cycles pricing deals that were never going to clear, instead of validating the ones that can.
  • Structured parking, podium MEP, façade systems — the lines that drive risk — are typically not separated until DD.

With DealVeto

Construction Risk Brief surfaces the trades that drive cost variance, the assumptions that need validation, and the gate each item is required before.

CFO · COO

Which deals carry pricing pressure into the capital stack?

Today

  • Pipeline reports show units and TDC, not whether the dollars behind them have been pressure-tested.
  • IC packages arrive with a recommendation but not the conditions that would reverse it.
  • Cycle time wasted on weak pursuits doesn't show up until the quarter closes.

With DealVeto

Pipeline-wide TDC, IC-Ready count, and the deals that need action — visible without opening a single memo.

What the product produces

Five artifacts a developer can forward without rewriting.

DealVeto is not a dashboard. Every screen produces a forwardable artifact in a format the team already uses — Assumption Register, Basis of Estimate discipline, Site Intelligence card, Construction Risk Brief, and an IC-ready construction-risk memo.

01 · Assumption Register

Every input the screen depends on — with completeness, source, and confidence.

Missing inputs surface here before they propagate into IC. The register is the team's contract for what the screen is using and what still needs validation.

  • 9-of-9 critical inputs explicit (cost basis, units, GSF, product type, contingency).
  • Per-input owner and gate: required before IC, SD, DD, or GMP.
  • Drives the confidence number — never invented, never opaque.

Assumption Register

Stonebridge Flats · 7 of 9 critical inputs provided

78% complete
InputOwnerRequired BeforeStatus
Hard $/GSFPreconICProvided
Sitework allowanceCivilICNeeds Validation
Parking strategyArchitectICProvided
Contingency %PreconICProvided
Construction durationConstructionDDProvided
Amenity finish basisDevelopmentICMissing
Escalation curvePreconGMPMissing

02 · Basis of Estimate

The BOE the precon team would have written — but at screen stage.

DealVeto enforces BOE discipline from the first pass. Every cost line carries a basis (DealVeto baseline, development override, or precon leveled), a stage tag, and an explicit precedence so the team can audit how the number was reached.

  • Per-line precedence: Precon Leveled › Development Override › DealVeto Baseline.
  • Stage-aware: schematic, DD budget, or 50% DD all read the same way.
  • Not a GMP, not a bid tab — and labeled as such on every page.

Basis of Estimate

Per-line precedence audit

DD Budget
LineBasisCurrentΔ vs Baseline
Building shellBaseline$59.0M—
SiteworkDevelopment Override$6.4M+$0.6M
ParkingBaseline$4.4M—
General conditions / GC-GRPrecon Leveled$5.2M−$0.3M
ContingencyBaseline$3.4M+$0.2M
Soft costBaseline$13.6M+$0.5M
Total Development CostMixed$82.7M+$4.2M

Conceptual only · Not GMP · Not bid tab

03 · Site Intelligence

Address, jurisdiction, acreage, zoning — surfaced where the decision is made.

Site Intelligence lives inside the Deal Screen, not as a separate map page. Address autocomplete captures lat/lng; static map preview embeds in the memo; site context (market, jurisdiction, acreage, parking strategy, zoning status) carries validation pills so the team can see which inputs are sourced versus pending.

  • Address autocomplete via Google Places · lat/lng captured per deal.
  • Manual acreage + zoning fields with Validated / Pending state.
  • Conceptual massing placeholder — not a 3D modeling engine.

Site Intelligence

Stonebridge Flats · site fit 78/100

In-app card
Map preview
33.19720, -96.63980
Address
4820 Stonebridge Dr
Validated
Market · tier
McKinney, TX · Tier 1
Validated
Jurisdiction
City of McKinney
Validated
Acreage
14.6 ac
Pending
Parking strategy
1.70 stalls/unit
Pending
Zoning status
MF-2 · by-right
Pending

Conceptual only · Manual validation · No automated zoning, parcel, or comp data

04 · Construction Risk Brief

A construction-aware risk register VP Construction will recognize.

Every risk carries severity, cost and schedule impact, an owner, and the gate it is required before. The brief surfaces the trades that drive variance — sitework, parking, MEP, structure, escalation — not generic risk language.

  • Engine risks + derived construction risks merged into one register.
  • Severity, cost impact, schedule impact, and confidence drag per row.
  • Drives recommendation — every row links back to the verdict.

Construction Risk Brief

5 active risks · 1 driving recommendation

SevCategoryRiskCostSchedule
SiteworkSitework allowance not separated· drives recHighMedium
ParkingSurface count needs validationMediumMedium
MEPHVAC strategy not validatedMediumLow
MarketEscalation not modeled to GMPHighLow
ScheduleDuration assumes Tier 1 crew loadLowMedium

05 · IC Construction-Risk Memo

A memo a Senior Development Manager can forward without rewriting.

Recommendation, confidence, primary concern, cost basis, top risks, conditions to proceed, and the decision note — composed in the format the IC already reads. Copy to clipboard for an email; export for the deck.

  • Same construction-risk logic as the screen — never reconstructed.
  • Decision note + conditions persist with the deal record.
  • Disclaimer band on every page: conceptual only, not GMP, not bid tab.
DealVetoIC Construction-Risk Memo
v0.4 · Apr 22, 2026

Stonebridge Flats — McKinney, TX

Garden · V-A · 288 units · 4 stories · DD Budget

Recommendation

Proceed w/ Conditions

Confidence

74 / 100

Hard $/Unit

$176K · in-band

TDC

$82.7M · +$4.2M vs base

Decision Note

Take to IC with conditions cleared. Sitework allowance and amenity scope must be validated before the next decision gate.

Conditions to Proceed

  1. 1.Confirm civil/sitework allowance and detention scope with civil.
  2. 2.Lock clubhouse, pool, and amenity finish assumptions with development.
  3. 3.Reconcile surface parking count and paving quantities.

Conceptual only · Not GMP · Not bid tab · For internal IC use

Workflow

From early screen to decision-ready output.

One path: run the screen, read the memo, validate the few items that decide whether it pencils. Detailed methodology and the full assumption taxonomy live behind the methodology page.

Pipeline
New Deal Screen
Budget Check
Risk Review
Scenarios
Precon Review
Decision Queue
IC Memo
Read the methodologyApply for pilot access

What it is — and isn't

An early screen, not a black-box estimator.

DealVeto does not produce a final estimate from incomplete inputs. It shows what is known, what is missing, where the budget is under pressure, and what needs preconstruction validation before the next decision gate. The pilot reference quote below is from a participating Sun Belt developer; we do not publish customer logos.

“The point isn't to replace preconstruction. It's to stop dragging them into deals that should have been killed a week earlier.”
Pilot reference · VP Development · Sun Belt multifamily
  • Directional early-stage screen — not a final estimate.
  • Transparent, reviewable assumptions on every output.
  • Explicit handling of missing inputs — Missing is its own value.
  • Built for preconstruction validation, not replacement.
  • IC-ready output: recommendation, conditions, decision note.

Early Access

Know what needs to be fixed
before the next decision gate.

Request DemoApply for pilot access