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Get a verdict.

Verdict, offer structure, and a draft LOI in minutes. For anyone looking to move faster and smarter on real estate — deal one or deal one hundred.

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Beta access limited to 15–20 users · Public launch July 4, 2026

Screening 2

Offered 1

Under Contract

Closed 1

Dead / Passed

Rocky

🔍 Screening

132 S Ridge St Taylor PA

$350K · MFRMAYBE

2026-04-24

890 Brewer St Asheboro NC

$220K · MFRKILL

2026-04-21

📋 Offered

47 Maple Creek Rd Stanly Co

$485K · MHPPURSUE

LOI sent Apr 18

🤝 Under Contract

No deals

✅ Closed

12 Antoine Rd Union Co NC

$725K · MHPCLOSED

Jan 2025

❌ Dead / Passed

No deals

👤

Hey Rocky — new deal. 3-unit in Taylor PA asking $350k. Seller says rents are below market.

MAYBE
At $117k per door the basis is reasonable — if the rents are real. Get the rent roll first. 🍀

👤

Tenants aren't paying. Seller wants out. Still asking $300k.

That changes everything. You're buying an eviction project, not a rental. Offer $250k or walk. 🍀

Paste a deal or ask Rocky something...

How it works

Four steps.
Minutes, not hours.

Paste what you have. Rocky handles the rest.

Paste the deal

Address, asking price, rents, whatever you have. No specific format required — Rocky reads it the way a human would.

Get a verdict

Kill, Maybe, Pursue, or Strong Pursue — with the reasoning shown. Rocky rebuilds the NOI conservatively and tells you what must be true for the deal to work.

Refine together

Rocky meets you where you are. Ask him to draft a list of questions for the seller, write an outreach email, or walk you through what he needs to go deeper.

Move on it

Three offer structures ready to go — conventional, seller second, full seller financing. Draft LOI included. State-aware. Ready to send.

What Rocky does

Everything between
"interesting" and "offer sent."

Deal verdict in minutes

Kill / Maybe / Pursue / Strong Pursue — with the thesis, what must be true, and what can break it. Know if a deal deserves your time before you spend it.

Three offer structures, every time

Conventional, seller second, full seller financing — structured and priced automatically. Draft LOI included. State-aware attorney flags built in.

Memory that compounds

Rocky remembers every deal you've screened. Patterns surface over time — markets you know, structures that worked, mistakes you made once. The longer you use Rocky, the sharper your edge gets.

Investor tier & above →

Underwriter, populated

Single family, multifamily, mobile home park, fix & flip, land & build — Rocky selects the right template automatically and populates it from the deal data. Download and verify. No blank spreadsheet to start from.

See it in action

Watch Rocky change his mind.

This is a real conversation. The deal looked decent until it wasn't — and Rocky caught it.

Rocky — Deal Screening

👤

Hey Rocky — new deal. 3-unit in Taylor, PA. Asking $350k. Owner says rents are below market, low taxes, tenants pay their own utilities. What do you think?

MAYBE

132 S Ridge St, Taylor PA — Triplex

At $117k per door in the Scranton area, the entry basis is reasonable — if the rents are real. Problem is, the listing says "below market" but won't tell you what tenants are actually paying. In a C-class coal town, that could mean $650/month when market is $850, or it could mean units are vacant and the seller is spinning it.

WHAT MUST BE TRUE

Actual rents must be at least $2,100/month total to justify the price. The 1940 build means steam heat, asbestos siding, and block foundation — if major systems are end-of-life, you're looking at $30k–$50k in unplanned spend before you see a dollar of cash flow.

Get the actual rent roll before you go any further. Don't trust "below market" without numbers. 🍀

👤

I have a comp — my parents live in the neighborhood. Their 2BR/1BA across the street rents for $1,300/month. The unit mix is actually a 3BR/1BA, a 1BR/1BA, and a 2BR/1BA in the back. Also just found out the seller is selling because tenants aren't paying rent on time despite multiple attempts to collect.

That comp is solid. The tenant situation is not.

Your parents' rental gives us a real market anchor. Based on that:

3BR/1BA (front)	$1,150/mo market
1BR/1BA (apt)	$750/mo market
2BR/1BA (back)	$1,200/mo market
Stabilized gross	$3,100/mo — $37,200/yr

THE PROBLEM

You're not buying stabilized cash flow. You're buying a property with non-paying tenants — which means evictions in month one, 3–6 months of lost income per unit, and turnover costs before you see rent #1. The seller isn't selling an income property. She's selling her problem. The question is what you pay to take it on.

👤

Does $300k make sense given I'm inheriting her tenant problem? If not, where does this deal actually start to make sense?

KILL at $300k

$300k is too much. Here's the math.

Stabilized NOI with conservative expenses: $16,400/year. At $300k that's a 5.5% cap — thin for a C-class triplex in a no-growth market where you're absorbing eviction costs, 6 months of carrying costs, and unknown deferred maintenance.

WHERE IT STARTS TO MAKE SENSE

$350k (ask)	4.7% cap · -$600/mo · ❌ You're subsidizing her exit
$300k	5.5% cap · +$92/mo · ⚠️ Barely. No room for error
$275k	6.0% cap · +$300/mo · ✅ Starts to justify the work
$250k	6.6% cap · +$500/mo · ✅ Room for error, clean upside
$225k	7.3% cap · +$700/mo · ✅ You're actually compensated for the risk

ROCKY'S TAKE

Offer $250k. You're doing all the work to fix her problem — evictions, turnover, carrying costs, deferred maintenance risk. You should be compensated for that. She couldn't manage it; that's her problem, not yours. Don't pay retail for a distressed asset.

If she won't negotiate below $275k, let her sit on it another few months and revisit when the tenant situation gets worse. 🍀

👤

Build out the underwriter at $250k so I can hand her something concrete with the offer.

Underwriter generating now.

Built at $250k with 15% down, $212,500 seller carry at 6% interest-only, full tenant turnover costs in year one, $8k first-year capex buffer, and 6 months of zero income during stabilization. You'll see the full 5-year projection — monthly cash flow, NOI buildup, and what happens at the balloon.

Hand her this with your $250k offer. Shows you've done the work and you're serious — just not at her price. 🍀

📊 Download Underwriter — 132 S Ridge St

Note: Snow/lawn, trash, electric, and gas were left blank — Rocky didn't catch those in the conversation. Open the file and fill those cells in.

Paste a deal or ask Rocky something...

Paul Novak

Builder of Rocky — Investor & NC Provisional Real Estate Broker — Pine & Ledger Capital

Built out of necessity.
Opened because it works.

When my wife Jennifer and I relocated to North Carolina in October 2025, we had a clear goal: build a portfolio of investment properties across multiple asset classes. We knew the math, we understood the markets, and we had the conviction to move. What we didn't have was speed. Evaluating a single deal took weeks. Collecting data, building the underwriting model, stress-testing the numbers, preparing an LOI we felt confident enough to actually send. By the time we got to an offer, we were either too late, too conservative, or both.

I'm not weak in math. I built our underwriting model from scratch in Excel — the same model Rocky uses today. But when there's real money on the line and you're simultaneously learning a new market, managing a growing family, and evaluating multiple deal types, Excel doesn't give you a teammate. It gives you more things to second-guess. And the thing I really didn't know — the thing costing us the most — was seller financing. I could model a DSCR loan in my sleep. But structuring a proper owner financing deal, understanding why it's so powerful and when to push for it — that took a kind of confidence I hadn't built yet.

So I built Rocky. Not a calculator — I already had those. A teammate, an auditor, and a deal partner. Something that could read a listing and tell me what was actually behind the pretty language. Reality-check my math, push back when I was being too conservative, and show me all three offer structures side by side so I could see exactly what I was leaving on the table before I made a move.

The difference has been significant. Within our first month of using Rocky, we were able to move confidently on five properties — submitting structured offers we felt good about, not offers we hoped were right. That's what Rocky does. And if it's doing that for us, I think it can do it for you.

The moat

Your edge compounds
with every deal.

Every investor has a spreadsheet. Nobody has a deal memory that spans years of screens, patterns, and hard-won lessons.

Rocky remembers every property you've looked at. When a similar deal surfaces, he tells you — what you paid attention to last time, how you structured the offer, what happened next.

That's not a feature. That's a competitive advantage that gets harder to replicate the longer you use it.

↑ Unlocked on Investor tier and above

Rocky's memory — last 90 days

47 Maple Creek Rd, Stanly Co. Pursue

MHP · 34 lots · Full seller finance · Closed Jan 2025

123 Elm Ridge, Greensboro Maybe

Quadplex · Expense ratio too thin · Passed

890 Brewer St, Asheboro Kill

MFR · Cap rate below floor · Moved on

Pricing

Simple pricing.
Upgrade when Rocky earns it.

Rocky is currently in beta — join now and help shape the product before the July 4th public launch.

Foundation

$29/mo

The complete Rocky experience. Low enough that there's no reason not to try it.

Verdict, thesis & deal screen
Three offer structures
Draft LOI generated
Underwriter populated & downloadable
5 active deals in pipeline
30-day deal memory
Buy box
Unlimited memory

Join the beta

Good questions.

Isn't this just a more expensive ChatGPT?

ChatGPT knows nothing about your deals, your market, or your buy box. Rocky does. He remembers every property you've screened, surfaces patterns across your history, and builds offer structures from a real acquisition philosophy — not a general knowledge base. The difference shows on deal two.

Do I need to know how to underwrite?

No. That's the point. Paste what you have — an address, an asking price, some rent numbers — and Rocky rebuilds the NOI conservatively, flags what's missing, and tells you what must be true for the deal to work. You learn as you go.

What property types does Rocky cover?

Mobile home parks, multifamily, single family, fix & flip, and land & build. Rocky selects the right underwriting template automatically and adjusts his analysis to the asset class.

Is this real investment advice?

No. Rocky is a deal screening and document drafting tool. He gives you a structured analysis and a starting point — not a guarantee. Every deal should be verified independently and reviewed with qualified advisors before you act on it.

What's the difference between Foundation and Investor?

Foundation gives you the full Rocky experience — screening, offers, LOI, underwriter — limited to 5 active deals with 30-day memory. Investor removes those limits and adds your buy box, so Rocky knows exactly what you're hunting and can score every deal against your criteria automatically.

Can I cancel anytime?

Yes. No contracts, no minimums (except Firm tier). Cancel from your account settings and your access continues through the end of the billing period.

Paste a deal.Get a verdict.

Four steps.Minutes, not hours.