Check the property, not the borrower, in a fixed order: the property record, the income tied to itself, comparables, a value range by more than one method, then loan-to-value and debt yield at the low end of that range. AI tools such as Titleman draft each step with a source on every figure (a value opinion takes about 45 minutes at the median), and your credit team reviews and decides.
Updated 19 October 2026. Published by Titleman, which makes one of the tools compared.
The method, step by step
- Pull the property record. Parcel, owner of record, sales, recorded mortgages and liens, and permits, with dates.
- Tie the income together. Rent roll against the T-12, both against the NOI in the request.
- Pull comparables. Sales and lease comps with a source on every row.
- Build a range, not a point. Income approach on in-place NOI, sales comparison as a cross-check. A wide gap between them is a finding.
- Run the ratios at the low end. Loan-to-value, debt yield and coverage at low, middle and high value in a live Excel model, where your cap rate replaces ours.
- Name the gaps. A value opinion is not an appraisal. Where policy or regulation requires an appraisal, this check comes before it, not instead of it.
Which tool fits which part
| Option | Best for | What it does | Where it stops | Pricing model |
|---|---|---|---|---|
| Credit analyst by hand | Unusual collateral | Builds a value in the bank's spreadsheet | Days per file | Salaried time |
| Spreadsheet template | Ratio math | LTV, coverage, debt yield from typed inputs | No comps, no records | Staff time |
| General chatbot | Summarizing the memorandum | Drafts text from uploaded files | No traced sources, no records, no live model | Per-seat subscription |
| Appraisal | The value of record | A licensed appraiser's opinion | Weeks; arrives after screening | Fee per assignment |
| Data subscription | Comp and owner search | Databases of sales, rents, owners | You assemble the value yourself | Annual license |
| Titleman | A first-pass check on every request | Comps (about 19 minutes), value opinion (about 45), underwriting in live Excel (about 58); medians | Not an appraisal; no borrower credit; repeats can differ, a person reviews | Credits per run; ask on a demo |
For a value of record, the appraisal is better; for borrower credit, your credit tools are.
FAQ
Can AI replace the appraisal on a commercial loan?
No. An AI value opinion is not an appraisal, and Titleman is not an appraiser. It is a sourced value range that helps decide whether a request is worth pursuing. Where policy or regulation requires an appraisal, it is still required.
How long does an AI collateral check take?
Medians on Titleman production runs in the 30 days to 18 October 2026: about 19 minutes for comps, about 45 for a value opinion and about 58 for underwriting with a live Excel model. Medians are not promises.
Does the AI check the borrower?
No. Titleman underwrites the property, the collateral. It runs no borrower credit check, no sponsor underwriting and no default prediction. It does show the owner of record and recorded mortgages and liens on the property.
Does the AI tell me how much to lend?
No. It gives no loan amount. It shows loan-to-value, debt yield and coverage across a range of values in a live Excel model, with every figure traced to its source or formula, and your credit team decides.
Related: underwriting a CRE loan request package with AI, loan-to-value, broker opinion of value vs appraisal, the best AI tools for commercial real estate lenders and real estate underwriting AI. To see a check on a loan you already closed, request a demo.