Rocky

For real estate investors and brokers who screen deals seriously.

Now in early access

Meet Rocky

Rocky underwrites, structures offers, drafts LOIs, and remembers every deal you screen.

Verdict in minutes, not days Kill, Maybe, Pursue, or Strong Pursue — with the reasoning shown. Know if a deal deserves your time before you spend it.
Offer structure & LOI ready to send Three offer options every time — conventional, seller second, full seller financing. Draft LOI included. State-aware.
Memory that compounds over time Every deal you screen is remembered. Patterns surface. Rocky gets sharper the more you use him — and that edge is yours.
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Want early access? I’m inviting a small group of founding users to test Rocky before wider launch. Free access, direct feedback loop, real influence on what gets built.

Request early access → Or see a real deal screen first ↓

You spend 4 to 6 hours on a deal. You pull comps, rebuild the spreadsheet twice, chase the seller for what’s missing. Then you find the thing that kills it. Rocky finds it first.

Who Rocky is for

Built for investors, by investors.

Rocky screens real estate deals in minutes, not days. For investors who want a fast verdict, better offer structures, and a remembered record of every deal they’ve screened.

Independent investors

You're screening residential rentals, small multifamily, mobile home parks, or commercial deals. You need a verdict fast and an offer structure you can defend. Rocky is your analyst, available 24 hours a day.

Active brokers

You’re managing multiple client deals simultaneously. Rocky screens faster, drafts LOIs, and builds seller outreach — so you can respond to a new listing before the broker who got there first has finished their coffee.

Small investment teams

Shared deal memory across your team. Everyone sees the same history, the same patterns, the same pipeline. One tool, one source of truth — no more deals falling through the cracks between inboxes.

What Rocky does

Everything you need before you make an offer.

01

Deal verdict

Kill, Maybe, Pursue, or Strong Pursue — with clear reasoning. Not a score. A judgment call, with the logic shown. Know in minutes whether a deal deserves your time — regardless of asset class.

02

Offer structure

Three options every time. Conventional, seller second, full seller financing. Structured to minimize capital out of pocket and give the seller a reason to say yes.

03

LOI drafting

State-aware, buyer names filled in, state-variable clauses flagged. Ready to send in minutes — not the morning after a late-night spreadsheet session.

04

Deal memory

Every deal you screen is remembered. Patterns surface over time. Rocky gets sharper the more you use him. After 50 screens, you have something no spreadsheet can give you — a record of every deal you’ve ever looked at, and what you learned from it.

See it in action

A real deal. A real answer.

This is an actual Rocky screen — unedited. One message in. Two minutes later.

Rocky

Rocky

Acquisition Intelligence

Scroll to read Rocky’s full response ↓

Pineview Mobile Home Community — Stanly County, NC


42 sites total, 34 occupied (81% occupancy)
Asking price: $875,000
Lot rent: $285/month average
Homes: all tenant-owned
Utilities: public water, private septic (park-owned, 6 tanks)
Current NOI: ~$78,000/year (seller's number, no financials yet)
On market 87 days
Owner: retired couple, owned 22 years, no debt
Reason for sale: health, moving to be near family
Seller open to financing discussion "if the buyer is serious"
Located 8 miles outside Albemarle, NC
No lot rent restrictions in county
One vacant home on-site, seller will convey

12:00 PM
Rocky

Pineview MHP, Stanly County NC — Initial Screen

Property Overview

Location: Pineview Mobile Home Community, 8 miles outside Albemarle
Total Sites: 42  ·  Occupied: 34 (81%)  ·  Vacant: 8
Asking: $875,000 ($20,833/site)  ·  87 days on market
Ownership: 22 years, no debt, retired couple
Seller Financing: Open to discussion

Current Income

Current Gross: $9,690/month ($116,280/year)
Stabilized (100%): $11,970/month ($143,640/year)
Vacancy upside: +$27,360/year from 8 vacant sites

The NOI Problem

Seller's Claimed NOI: $78,000/year (8.9% cap)
Rocky's Conservative Estimate: $49,479/year (5.7% cap)
Gap: $28,521/year

Seller is likely self-managing, skipping reserves, or underreporting taxes. Red flag until you see actual P&L and tax bills.

Expenses (Conservative, No Financials Yet)

Property taxes: $8,000  ·  Insurance: $6,000
Water: $1,800  ·  Septic (6 tanks): $3,600
Repairs (10%): $14,364  ·  Vacancy reserve (5%): $7,182
CapEx (10%): $14,364  ·  Property mgmt (8%): $11,491
Total: $66,801/year

Stabilized NOI at 100%: $76,839/year → 8.8% cap at asking

Cash Flow — Conventional Financing

Down: $218,750 (25%)  ·  Loan: $656,250 @ 7.5%, 25yr
Monthly payment: $4,850  ·  Annual debt service: $58,196

Current (81%): -$726/month
Stabilized (100%): +$1,554/month · 8.5% CoC

MAYBE Leaning Pursue if seller will finance or negotiates price

What Could Make This Work

1. Seller's NOI is accurate — expenses truly $38k/year
2. Fill 8 vacant sites within 6–12 months
3. Seller financing — interest-only at 5–6% eliminates day-one negative
4. Property taxes lower than estimated
5. Self-manage — saves $11,491/year
6. Lot rent below market — $285 could push to $350–$400

What Could Break This Deal

1. Seller's NOI is fantasy — real expenses $60k–$70k
2. Lot rent already at market — no upside
3. Deferred maintenance — 22 years with retired couple
4. 87 days on market — other buyers passed for a reason
5. 6 septic tanks — high replacement risk
6. Vacant sites unfillable — no demand in this submarket

3-Offer Structure

Option 1 — Fair Value
Offer: $725,000 (9.4% cap on conservative NOI)
Down: $181,250 (25%)  ·  Loan: $543,750 @ 7.5%, 25yr
Stabilized CF: $2,383/month

Option 2 — Seller Second
Offer: $800,000  ·  Down: $80,000 (10%)
First: $560,000 @ 7.5%  ·  Seller 2nd: $160,000 @ 6% IO/36mo
Stabilized CF: $1,464/month

Option 3 — Full Seller Financing Best Structure
Offer: $875,000 (asking)  ·  Down: $87,500 (10%)
Seller Carry: $787,500 @ 5.5%, interest-only 36mo
Debt service: $3,611/month
Day-one CF: +$512/month at 81% occupancy
Stabilized CF: +$2,792/month

Rocky's Gut

Red flags: No financials · 87 DOM · 6 septic tanks · 8 vacant sites unexplained

Green flags: 22-year hold, no debt · Seller open to financing · $20.8k/site reasonable for rural NC · 42 sites is a sellable size

Recommendation: Get financials first. If seller's $78k NOI holds up, offer $800k–$875k with seller financing at 5.5–6% interest-only for 36 months. If my conservative NOI is closer to reality, offer $725k–$750k cash. Walk if seller won't provide financials — 87 days on market means you have leverage.

Want me to save this to your deal log, or wait until you get financials?

12:02 PM

One message in. Two minutes later. This is what Rocky does on every deal.

Deal memory

Rocky remembers every deal you’ve ever screened.

Rocky surfacing a pattern

“You’ve screened six deals in this market over the last eight months. Three were killed on the same issue — rents too far below market to pencil at asking without a basis well under list. The cap rate here at asking is in the same range as two of those. Before we go further, do you want me to pull the prior analyses?”

Most underwriting tools stop at the spreadsheet. Rocky remembers the deal history too.

Why Rocky exists

Built out of necessity. Opened because it works.

Paul Novak

Paul Novak

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

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 — really evaluating it — 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. What used to take weeks now takes days. Within three days of feeding Rocky the first data on a property, we’ve been able to submit a confident LOI or walk away cleanly — on five properties so far. Our offers aren’t low anymore because we’re uncertain. They’re structured, grounded, and they reflect everything the deal actually supports. That’s what Rocky does. And if it’s doing that for us, I think it can do it for you.

Pricing

Simple tiers. No surprise costs.

Investor

$99/month

For individual investors screening deals across any asset class.

  • Deal verdict with full reasoning
  • Three-option offer structure
  • LOI drafting — state-aware
  • Deal memory & pipeline dashboard
  • Buy box configuration
  • Underwriter generation
  • 14-day free trial
Join the waitlist
Most popular

Broker

$129/month

For active brokers managing multiple client deals simultaneously.

  • Everything in Investor
  • Seller outreach drafting
  • Lead generation templates
  • Multi buy box support (3)
  • Lender rate database
  • Offer tracking
  • 14-day free trial
Join the waitlist

Firm

$99/seat

For small investment teams. 3-seat minimum. Shared deal memory across your team.

  • Everything in Broker
  • Shared team deal memory
  • Firm-level pipeline view
  • 3-seat minimum
  • Priority support
  • 14-day free trial
Contact us

Founding members get 6 months free in exchange for feedback and one referral. Request early access →

Rocky launches July 4, 2026.

Join the waitlist for early access and build updates every two weeks. No spam. Unsubscribe any time.

Want early access?

I’m inviting a small group of founding users to test Rocky before wider launch. Free access, direct feedback loop, real influence on what gets built.

Request early access →