Commercial real estate intelligence

Know the property before the market does.

PropTrova investigates commercial real estate opportunities from first signal to transaction decision — resolving the asset, ownership and control, market position, value, risks, relationships and the questions still unanswered, with the evidence attached.

See PropTrova in action Request access

Preliminary opportunity assessment · conclusion

Demonstration

Ownership sits with a single-asset entity, and control rests with one managing member.

Established on record · three sources · one open question

City register of deeds

Transfer recorded 14 March 2024 to a limited liability company.

Read 16 Sep 2026 · retained · fingerprinted

State entity filing

Managing member listed; registered agent and address on file.

Read 16 Sep 2026 · retained · fingerprinted

Assessor record

Assessed valuation and tax position for the current year.

Read 16 Sep 2026 · retained · fingerprinted

One question remains open: whether the managing member holds the beneficial interest or holds it for another. PropTrova states that rather than resolving it quietly.

Inside PropTrova

From the map to the paper.

See how an investigated property becomes an evidence-backed record and a due-diligence paper prepared for decision-makers.

Investigation map

18 Meridian Exchange, North Quay

Fictitious demonstration

North Quay

Harbour Road

Exchange Street

18 Meridian Exchange, North Quay

Selected commercial asset · one persistent record

Record in view

Evidence records: 42
Named parties: 7
Open matters: 4
Opportunity signals: 3

Each marker opens the record, date and reason it matters. Selection does not imply transaction intent.

Preliminary Opportunity Assessment · paper preview

Fictitious demonstration

PropTrovaPreliminary

Commercial real estate

Preliminary Opportunity Assessment

18 Meridian Exchange, North Quay

Mixed-use investment · Sample subject

Prepared by PropTrova for Sample Investment Committee

17 September 2026 · Version 01

Executive assessment

A well-located income asset with a material lease rollover question.

The public record supports the asset identity, ownership chain and recorded financing. Operating evidence remains incomplete; the current rent roll and insurance premium have not been established.

Evidence

42 records

Confidence

Qualified

Open matters

Checklist

18 / 22 closed

Material open matter

Confirm the occupancy footing and reconcile the unit schedule before income is relied upon.

Source-backed · human review required04

Illustrative pages only. The full paper includes evidence references, calculations, counter-case, parties, open matters and the closed checklist.

View the sample outputs

The difference

Property data tells you what is recorded. PropTrova investigates what it means.

The facts that decide a transaction are scattered across property and ownership records, company registries, planning and zoning, permits and violations, financing and mortgages, transactions, litigation, market and operating evidence, documents and jurisdiction-specific sources. Data companies sell those records. General-purpose AI sells answers. Neither shows you why the answer is true. PropTrova is an evidence-grounded commercial real estate investigation platform: it investigates a property, its ownership and control, its market position, its value and its open questions, and attaches the evidence, the uncertainty and the human sign-off to every material conclusion.

Commercial real estate due diligence, explained

Why it holds up

Four things a summary cannot fake.

The evidence spine

Every conclusion carries the record it came from.

A finding is never a sentence on its own. It holds the sources it rests on, the date each was read, and a fingerprint of the document as it stood that day. Open a conclusion and the records open with it.

How this works

Arithmetic the model never touches

The numbers are folded by an engine, and the working prints.

A language model may read a document and choose a method. It does not produce a figure. Every sum is folded step by step by a deterministic engine and printed as working you can check line by line — and where an input was never established, the line is left blocked rather than filled with a default.

How this works

A living property record

Not a report. A subject that remembers.

A property is one persistent record with dated versions. Re-run the research and the new version is measured against the ground the last one held. A version that comes back thinner is sent back to the record, and if it still cannot recover it must say so in writing.

How this works

Human release authority

Preliminary is prepared. Final is signed.

Preliminary Due Diligence is machine-prepared work. Final Due Diligence is released by a named person, and only once every material figure is either confirmed or carried as an open matter with a written reason. The boundary is a control in the product, not a line in a disclaimer.

How this works

The loop

Find → Investigate → Understand → Underwrite → Match → Execute → Learn

One property moves through the whole loop, and the record it leaves behind makes the next investigation start further ahead. Match identifies who would plausibly act and why; it never implies access, mandate or intent. Execute supports governed work in which human authority stays explicit.

01
Find
Surface the property or the signal worth looking at.
02
Investigate
Resolve the asset, its ownership and its record.
03
Understand
Separate what is established from what is inferred.
04
Underwrite
Fold the numbers, print the working, state the gaps.
05
Match
Identify who would plausibly act, and why.
06
Execute
Carry confirmed diligence into a decision people sign.
07
Learn
Keep the record, so the next investigation starts ahead.

Preliminary due diligence

Preliminary Due Diligence, grounded in evidence.

What the paper contains

Give PropTrova an asset and an objective. It investigates the opportunity, preserves the evidence it relies on, tests competing explanations, names contradictions and missing information, and produces a structured preliminary assessment — with the boundary to final diligence held as a control, not a disclaimer. Final Due Diligence is released by a named person.

Executive assessment, asset identity, ownership and control
Operating position, transaction history, financing and capital events
Market context, comparable evidence, valuation and assumptions
Risks, parties, counter-evidence, open matters and the source register

Living property intelligence

A property is not a report.

How the record compounds

Every investigated asset becomes a persistent record with dated versions. Research can be refreshed as evidence changes without erasing what was previously known, and what moved between versions is stated in words. PropTrova does not forget yesterday's investigation when it researches the property tomorrow.

The evidence spine

Every material conclusion should have a provenance.

Custody, provenance and audit

Observed evidence, inference, preliminary calculation, conflict, unresolved question, human-confirmed input — each conclusion says which it is. Sources stay inspectable, conflicts stay visible instead of being silently resolved, and confidence and freshness travel with the conclusion.

Challenge

The first answer is not automatically the final answer.

How PropTrova investigates

Material analysis can be challenged: contradictory records, weak assumptions, mistaken identity, missing evidence, alternative explanations, unsupported conclusions. PropTrova is designed to look for the evidence that supports a thesis and the evidence that would invalidate it. It does not claim to be infallible.

Underwriting

Underwriting starts with knowing where the numbers came from.

Source, input, assumption, calculation

Actual operating inputs, human-confirmed actuals, source-derived figures, market-derived estimates, stated assumptions and missing information are kept distinct before anything is calculated. Every sum is folded by a deterministic engine and printed as working; an input never established leaves its line blocked rather than defaulted.

Watchlists and signals

Tell PropTrova what matters. Let it watch.

The six signal families

Follow properties, owners, portfolios, markets and asset classes. New evidence is read against what the workspace already knows and surfaced as an opportunity signal stating what changed, why it plausibly matters, how sure the reading is and the records behind it. This is not universal real-time monitoring, and it is not presented as one.

Relationships

Properties are owned by entities. Decisions are made by people.

How a party earns the naming

From the property to the owner of record, the controlling entity, the principal, and out to lenders, advisers, brokers and gatekeepers — each link carrying the evidence behind it. Identifying a party never implies that the party wants to transact.

Scope

Built for commercial real estate.

Multifamily, office, retail, industrial and logistics, hospitality, land and development, mixed-use and specialty commercial assets. Individual houses and private villas are out of scope, whoever owns them.

Asset classes

Coverage

Built jurisdiction by jurisdiction.

One investigation method, adapted to the records, terminology and material questions of the jurisdiction the asset sits in. Source availability, freshness and depth vary by jurisdiction and by property, and PropTrova states where its record does not reach instead of filling the gap.

Markets and coverage

Who it is for