Is there an AI tool that underwrites a bridge loan in hours?
Yes, for the screening and sizing work on the borrower's package. Titleman reads the offering memorandum, the rent roll and the T-12, ties the three together, rebuilds NOI from the documents and sizes the loan at two rates. The median run took 55.8 minutes. The credit decision stays with the lender.
Why a bridge file needs the tie-out first
A bridge loan is short-term financing, often against a property that is still moving toward the income its sponsor's plan describes. That makes the in-place figures the ones a file can be checked against: what the rent roll shows, what the T-12 shows was collected, and what the offering memorandum says the property earns. When the three disagree, the loan gets sized on whichever number the lender saw first. The check puts the disagreement in front of the credit team before the case is built, with the page and cell where each figure came from, so the first call to the borrower is about a specific line and not a general worry.
What one run returns
- A tie-out of the borrower's own numbers. Rent roll income against the T-12, and both against the broker's NOI, each difference shown with the page and cell behind it.
- An NOI rebuilt from the documents, next to the broker's figure, so the gap is a number and not an impression.
- The loan sized at two rates: debt coverage and debt yield, and the loan that the lesser of leverage and coverage supports.
- A red-flag list that a credit officer has to resolve before committee, each item tied to the record or page that raised it.
- A draft memo and an Excel model as downloads.
What a gap looks like
On one 50-unit loan package, the rent roll and the T-12 agreed with each other, and the memorandum's in-place NOI sat 32% above the T-12. We have not identified that package as a bridge loan, so the example shows the kind of gap the check surfaces, not how often it appears on bridge files. The line-by-line teardown shows where the difference came from.
How long it takes
The median underwriting run took 55.8 minutes from the start of the run to the delivery of its result. It was measured on 11 October 2026 over the 49 runs of the previous thirty days that finished and were charged. The middle half of those runs took between 39.1 and 71.8 minutes.
Two limits on that number. The 49 runs were not split by loan type, so it is not a bridge-only figure. And we did not time an analyst doing the same work by hand, so this page states no saving and no comparison with weeks. It states what was measured: a median under an hour.
How a lender uses it
The run happens before the analyst opens the file. The analyst starts from the findings, calls the borrower about each one, and decides what goes to committee. Nothing in the run replaces that sequence; it changes what the analyst opens first. Where a finding is a reclassified expense or a missing line, the borrower can answer it with a document, and the answer goes back into the file. The lender check describes each step, and the lenders page shows a worked example with the 16-page memo and the 12-sheet Excel model as downloads.
What it does not replace
It does not replace the credit decision, a loan approval or a term sheet, and it does not score the chance of default. This page makes no claim about funding speed. It does not replace a licensed appraisal where a lender needs one to rely on a value, a title search, or an inspection by an engineer of the property's condition. It does not replace the call to the borrower about each finding. The output is a draft for a licensed professional to review.
Prepared by Titleman AI, on behalf of the Titleman team.