02S3A reads
Every line, read as printed.
The T-12 line by line, the rent roll unit by unit. Each line gets a standard category.
Printed totals are kept for the check. They are never counted twice.
Received. That is all you do.
What S3A does next
03Checks
Checked, not assumed.
What S3A pulled out is added back up and compared with the totals printed on the documents.
If a total doesn't tie out, a person checks the deal before it goes out, and you're told right away.
The T-12 says1,487,383.74
S3A summed1,487,383.74
Difference$0.00
04Fills your model
Your model. Not ours.
No dashboard. S3A fills in the Excel model your team already uses: your tabs, your layout.
Your assumptions and formulas stay yours. Texas property taxes come from county appraisal records, in the counties we cover. Click a tab.
05Replies
Back in your inbox.
On the same thread: your model, a clean T-12 and a clean rent roll.
In minutes when the totals tie out. Within 24 hours if a person needs to look first.
S3A to you, on the same thread
Your underwriting is ready.
The completed model is attached, with a clean T-12 and rent roll.
XLSXMeadowpark 240 UW.xlsxUnderwriting model
S3AT-12 (S3A).xlsxClean T-12
S3ARent Roll (S3A).xlsxClean rent roll
T-12 Jan–Dec 2025240 units, 5 floor plans6 of 6 totals tie out
Illustrative deal · all figures synthetic
How you use it
It starts and ends in your inbox
If you know how to send an email, you already know how to use S3A.
No portal. No uploads. No learning curve.
We set up your Excel model once, before your first deal. After that it is just email.
Starts and endsYour inbox
One address, two requests
Say which one in the email
"Please underwrite this one."
You get back
XLSXYour model, filled inS3AClean T-12S3AClean rent roll
Send us your Excel template once and we set it up. After that, every deal you email comes back in it.
"Please summarize these."
You get back
S3AClean T-12S3AClean rent roll
Just the standardized files, checked the same way. No model needed. See what comes back →
Questions
What does S3A do?
You email a multifamily deal's T-12 and rent roll. S3A replies on the same thread with your own Excel underwriting model filled in, plus a standardized rent roll and T-12.
What can I send?
T-12s and rent rolls as PDF (scans included), Excel or CSV, the way the broker sent them. Up to 10 attachments per email, 25 MB each, one property per email.
How do you check the numbers?
What we extract is added back up against the documents' own totals: total income, total expenses and NOI on the T-12; units, square footage and market rent on the rent roll. If they don't tie, a person reviews the deal before anything is sent. How a T-12 tie-out works.
How fast is it?
Within 24 hours, as a reply on your thread.
Do I have to learn new software?
No. Everything happens by email. We set up your Excel model once, before your first deal.
What if I only need the documents cleaned up?
Write "summarize" in the email. You get back a standardized rent roll (no tenant names) and a tagged T-12, each checked against the document's own totals, without a model. Several properties in one email is fine. What comes back.
Do you cover property taxes?
For Texas deals in the counties we cover, parcels and tax rates come from county appraisal-district records.
Which property types?
Multifamily.
What happens to my documents?
They're stored on AWS, encrypted at rest and in transit. The rent-roll workbook we send back carries no tenant names.
How do you say "S3A"?
S-three-A.
How do I try it?
Email srikant@s3a.app. The easiest test is a deal you've already underwritten: compare what comes back with your own numbers.
Start the thread
Send one deal.
The easiest test is a deal you've already underwritten. Compare what comes back with your own numbers.
srikant@s3a.app
Trying S3A on a deal
Here is a deal we've already underwritten. Show us what comes back.
Send
Attach the T-12 and rent roll.