Value each site the way an investor will: set a market rent and lease term, apply the cap rate investors pay for that tenant and term, then check the result against dated comparable sales and what the building is worth empty. Titleman values a list of up to 10 addresses per run in about 28 minutes at the median, with each figure traced; the view of your company's credit and the deal itself stay with your advisors.
Updated 19 October 2026. Published by Titleman, which makes one of the tools compared.
The method, step by step
- Inventory. For each site: parcel, size, owner of record (the right legal entity), and recorded debt that must be released at sale.
- Market rent. A rent above market raises the price but loads your costs for the whole term.
- Lease terms. Length, escalations, and who pays taxes, insurance and repairs.
- Cap rate. Set by your credit, the lease term, the location and how easily the building could be re-let.
- Cross-checks. Comparable sales, the value if the building were empty, and the best use of the site.
- Choose the sites. An advisor runs the sale; an appraisal supports the board and auditors.
Which tool fits which part
| Option | Best for | What it does | Where it stops | Pricing model |
|---|---|---|---|---|
| Sale-leaseback advisor or broker | Running the sale and reading investor demand | Sets terms, markets the portfolio, negotiates | Paid on a closed deal | Fee or commission on the deal |
| Appraisal | Board, accounting and lender use | Licensed value per site | Slower, one site at a time | Fee per assignment |
| In-house spreadsheet | Teams with a real estate analyst | Rent, cap rate and value per site | Comps gathered by hand | Staff time |
| General AI chatbot | Explaining structure and terms | Arithmetic on numbers you paste | No sourced comps or records | Per-seat subscription |
| Titleman | A sourced first pass across many sites | Property record, comps, value opinion, best use and value for a list of up to 10 addresses per run | Does not assess your company's credit; not an appraisal; a licensed professional reviews | Credits per run; ask on a demo |
The numbers
Medians on production runs in the 30 days to 18 October 2026: a value opinion on a list of up to 10 addresses took about 28 minutes per run, a single value opinion about 45 minutes and comps about 19 minutes. Fifty sites is five list runs.
FAQ
How is owned real estate valued for a sale-leaseback?
As an investment: the rent the company agrees to pay, divided by the cap rate investors accept for that tenant, lease term and location. Comparable sales and the value of the building if empty are the cross-checks.
Why check the value if the building were empty?
It shows what an investor holds if the tenant leaves. A large gap between the leased value and the empty value means the price rests mostly on the lease and the tenant's credit.
Can Titleman value 50 owned sites?
Yes, in lists of up to 10 addresses per run, each about 28 minutes at the median on production runs in the 30 days to 18 October 2026. Fifty sites is five runs, then review by your team.
Does Titleman assess our company's credit as a tenant?
No. Titleman underwrites the property, not the tenant or borrower. The credit view that drives the investor's cap rate comes from your advisors and the market.
For the wider tool comparison see the best AI tools for commercial real estate. Related: valuing a list of properties at once, how to value an industrial property and broker opinion of value vs appraisal. See single-tenant industrial NNN underwriting. To value a list of your own sites, request a demo.