No black box. A documented five-step process from public data to auditable valuation.
Every Valuevynt output includes the full comp table, NOI build, and confidence derivation. You can reconstruct the output from first principles. That's what institutional underwriting requires.
Five steps from parcel ID to defensible valuation.
Public records sourcing
We ingest county recorder office deed and mortgage data, property tax assessment records, and zoning filings from all 50 states. These form the foundation of the property profile: parcel boundaries, building characteristics, assessed land value, and ownership history. Refreshed on a rolling 90-day cycle per county.
CMBS data extraction
For CMBS-encumbered properties (publicly traceable via EDGAR trust reports), we extract servicer remittance data including current UPB, occupancy percentages, and delinquency status. This provides actual operating-level data for a significant portion of institutional-grade commercial assets — without relying on borrower-supplied rent rolls.
Three-tier comp stacking
Comp selection uses a three-tier hierarchy to ensure defensible output even in thin markets. Tier 1: same-submarket transactions within 24 months. Tier 2: metro-wide comps by asset class within 36 months. Tier 3: national comps as a backstop floor. Each tier is weighted by recency, similarity score (calculated from building type, size, vintage, and class), and distance. Minimum comp pool of 5 transactions required before output is released; otherwise the request flags for manual review.
NOI build
Estimated gross potential income is derived from: (a) actual occupancy and in-place rent indicators from CMBS remittance data where available, and (b) submarket effective asking rent indices where CMBS data is unavailable. Expense load is estimated from comparable operating expense ratios by asset class and vintage, adjusted for the specific submarket. Tenant credit adjustment is applied where lease information indicates a credit-material tenant concentration.
Confidence interval derivation
The interquartile range of the final comp pool's implied cap rates is translated into a ±X% confidence bound around the point estimate value. A tighter comp pool — more same-submarket transactions with similar characteristics — produces a narrower interval. A thin or geographically dispersed comp pool produces a wider interval, signaling the analyst that more caution is warranted. Every output report shows the interval prominently, not in footnotes.
How we test our outputs against ground truth.
The ~92% comp match rate compares our point estimate against the range established by a formal USPAP-compliant appraisal on the same asset. It is not a synthetic benchmark. Asset types in the test set included office, industrial, multifamily, and retail distributed across Sun Belt metros where public record data density is highest.
Run our methodology on an asset you know well.
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