Commercial Real Estate Advisory & Deal Marketing
The analysis behind the decision. The materials behind the raise.
Underwriting, acquisition advisory, and investor-ready offering materials — from a principal who buys and raises capital on his own deals.
Where to start
The decision, or the raise?
The Buyer-Side Math
Three ways to get the work done.
Hire In-House
- $140–170K all-in per year for a marketing/analyst hire.
- Idle between deals.
- Gone in 18 months, system goes with them.
Outsource Piecemeal
- A modeling shop here, a design shop there — weeks of back-and-forth.
- Vendors who have never sat on your side of a deal.
- Every deal starts from zero.
The Capistrano Answer
Capistrano
- Better: Built by a principal who underwrites, buys, and raises capital on his own deals. Founder review on every model, memo, and page.
- Faster: Underwriting in 2–7 business days. Offering page in 2–3. The system assembles; Cody signs.
- Cheaper: Deal marketing at flat, published fees; advisory scoped per engagement. No headcount, no idle bench.
A fraction of the cost of a hire or an agency.
Services
Advisory and deal marketing.
Two halves of one practice. The analysis behind a decision to buy, sell, hold, or refinance — and the materials behind a capital raise. Take one line or the whole desk.
Flagship
Capital-Raise & Marketing Materials
Offering pages, OMs, pitch decks, investor email kits — on your brand, on your deal, in days. System Setup builds your raise infrastructure once; every deal after ships at a flat per-deal fee.
2–3 business days for a deal page · 5–7 for a full raise package.
For sponsors raising capital — and brokers running structured marketing on listings.
Underwriting
10-year proforma, financings sheet, sensitivities, debt sizing, deal memo — plus buy- and sell-side guidance on the deals you're weighing.
2–7 business days, from BOV to complex multi-tenant.
For owners, operators, and buyers weighing an acquisition, disposition, or refinance — and sponsors validating a deal before investors see it.
Lease Abstracts & Portfolio Strategy
20-field abstract per lease plus strategic overlay.
24–48 hours single · 7–14 days for portfolios. Strategic overlays per asset.
For sponsors doing acquisition diligence, brokers prepping listings, operators and owners managing portfolios.
Investment Memos
IC memo, decision memo, lender memo. Executive summary, market thesis, business plan, sensitivities, risk framework.
3–10 business days, from decision memo to portfolio IC.
For sponsors raising capital, owners deciding to sell, brokers pitching listings to institutional buyers.
Pricing
Published, flat, per deal.
No proposal theater. The menu is the menu — and fees are never contingent on your raise. Advisory and analysis are scoped per engagement.
System Setup
$7,500
one-time
- Brand system + style guide, extracted from your existing materials
- Offering-page architecture on your brand, access-gated, with inquiry flow
- Investor comms templates
- Your current deal's package included — the setup ships with a live page
Deal Page
$2,500
per deal
- New deal on your established system
- Offering page, deal summary, access gate
- Live in 2–3 business days
Full Raise Package
$5,000
per deal
- Offering page + OM or pitch deck
- Investor email sequence
- 5–7 business days
Investor Relations Retainer
$500–$1,000
per month
- Hosting + access management for all live pages
- Quarterly investor updates on your brand
- Priority production on your next deal
Two revision rounds included on every deliverable. Underwriting, lease abstracts, and memos quoted per engagement. Every fee is flat — Capistrano is never compensated by transactions, success fees, or a percentage of capital raised.
How We Work
Four steps. No drift.
Introductory Call
Thirty minutes, confidential. We learn the deal. You learn how we work. No pricing yet.
Scoped Quote
One page. Deliverable, fee from the published menu, timeline, terms. No surprises.
Production
Schema-driven, founder-reviewed, delivered on the cadence we promised.
Handoff
Written deliverable, thirty-minute review call. The system stays with you.
Introductory Call
Thirty minutes, confidential. We learn the deal. You learn how we work. No pricing yet.
Scoped Quote
One page. Deliverable, fee from the published menu, timeline, terms. No surprises.
Production
Schema-driven, founder-reviewed, delivered on the cadence we promised.
Handoff
Written deliverable, thirty-minute review call. The system stays with you.
The Chain
One typed input. Four artifacts. Zero re-keying.
Input
Lease PDF
Artifact 1
Lease Abstract
Artifact 2
Underwriting Model
Artifact 3
Deal Email
Recipient
Buyer
Each step runs on a custom production system — the system reads, the schema structures, and Cody reviews before it ships.
How the Work Actually Gets Done
The system reads. The principal signs.
The system reads, structures, drafts.
Custom production systems — the same code that runs on Cody’s own deals — read the OM, abstract the lease against the 20-field schema, build the model from the lease handoff, and draft the deal email. Every standard enforced automatically.
A principal reviews every deliverable.
Nothing leaves the building without Cody’s review. Models get spot-checked at the assumptions that matter. Abstracts get re-read against the lease. Memos get rewritten in the sponsor’s voice. The system makes the first 80% fast. The principal makes the last 20% right.
The result: three axes at once.
Better, faster, cheaper than the junior analyst doing this work without the system. The traditional rule says you can pick two. AI leverage plus principal review is what makes three possible.
Who We Serve
For sponsors, owners, and buyers with no back office.
Sponsors & GPs
Raising $1–30M per deal from your own network, 2–6 deals a year, no in-house analyst or marketing function. This is who the studio is built for.
Brokers
OMs, BOVs, and structured marketing on listings — and when you're ready to sponsor your own deal, the infrastructure is already here.
Operators & Owners
The analyst layer under consequential decisions — lease abstracts, hold-vs-sell memos, underwriting on acquisitions and refis.
Family & Friends Arms
Established shops doing invited-capital side deals their institutional infrastructure doesn't serve. A page, an OM, and a clean accept flow the sponsor controls — without standing up a department.
Every Asset Class
Industrial, office, retail, multifamily — the same system.
The production system reads any deal. Your raise infrastructure doesn’t change with the asset class — only the inputs do.
Industrial shown from the principal’s own portfolio; other asset classes illustrative.
Guarantees
Two promises.
Founder review.
Every page, model, memo, or deliverable that leaves the building is reviewed by Cody Leivas. No exceptions in Year 1.
On-time delivery.
If we miss the cycle time we promised in the engagement letter, we refund 10% of the engagement fee — automatically, without being asked.
Frequently Asked
Questions we hear at the intro call.
Start Here
Request a Quote
One page back to you. Deliverable, fee, timeline, terms.