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Unlock a compounding moat with better data, faster execution, and improved accuracy with custom AI systems. From institutional CRE operators and AI engineers, not generic consultants.
Pacific Software Ventures helps operating businesses put AI to work through three service lines: AI Strategy to identify the highest-impact use cases and build a roadmap, AI Training through the CRE AI Institute to upskill teams, and AI Engineering to build custom AI employees that run workflows end to end inside existing tools. PSV's flagship work is in commercial real estate, where AI employees read offering memorandums, underwrite into client Excel models, and run portfolio reporting with every number traced to a source. Trusted by teams at CBRE, J.P. Morgan, Wells Fargo, Greystar, and PGIM.Trusted by CRE professionals at
The problem
The AI gold rush is mostly noise, but it never slows down.
If your team is juggling ChatGPT, Claude, Copilot, and a dozen other tools, you already feel it.
01
A thousand AI tools. No plan that fits your business.
ChatGPT, Claude, Copilot, a new wrapper every week. No honest way to tell which few actually move your numbers, or where to even start.
02
Your team knows AI matters. Nobody showed them how.
The mandate came down from the top. The first real step never did. So the work still gets done by hand, one quarter after another.
03
You bought the seats. Nobody is using them.
A Copilot rollout opened twice, a pilot that quietly stalled, licenses billing every month. Tools without a system around them go silent.
04
You tried it once. It made a number up.
It hallucinated, handed you something you would never put your name on, and you went back to doing it yourself. Trust, spent.
We get it
We have hit every one.
We built AI inside institutional firms and walked through all four walls ourselves. That is exactly the system we put back together for you: strategy to aim it, training to run it, engineering to ship it.
AI Foundation Integrity
Speed was never the hard part. Trust is. As the market fills with AI nobody can verify, your edge is the rarest thing left: a number that is real, traced to its source, and safe to put your name on.
How we partner
From first question to fully in production.
Most firms hand you a tool and walk away. We partner the whole way: identify where AI pays off, build it for you, and keep the system current so you never chase AI again.
01
AI Strategy
Know exactly where AI pays off.
We audit how your team actually works, find the highest-leverage use cases, and choose the right models. You walk away with a clear roadmap instead of scattered tools and hype.
Book a strategy call02
AI Training
Your team, running AI on its own.
The CRE AI Institute, by PSV. Hands-on programs that turn your people into confident AI operators who ship real work, not just prompt tips.
Explore the Institute03Flagship
AI Engineering
AI employees that do the work.
Custom-built AI employees that run your workflows end to end, delivered two ways: turnkey on our own environment, or built inside the stack you already run, from Microsoft and Copilot to Claude. Every output traces back to a source, and you are never locked to one model, we route to the best one and swap as the frontier moves.
See our workThe team
CRE investors and AI engineers, with the credentials and a PhD in the room.
$1B+ in CRE closed, $11B+ underwritten, and production AI shipped. Credentials from PGIM, Goldman Sachs, Uber, AWS, Kochava, and HP.
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One partner. Two ways to win.
Everyone in CRE is selling faster underwriting. We sell the part nobody else can copy: analysis with its sources cited, and live intelligence across your whole market. We automate the rote 80 to 90 percent and leave the judgment to you. Here is what that looks like for your firm.
Lean teams & operators
Win more deals without hiring.
Brokers, owner-operators, and boutique shops that cover ground far beyond their headcount.
20×the deal volume, same headcount
- Off-market deals before your competitors
- Every deal screened the day it lands
- Underwriting a lender signs off on
- Comps that compound with every deal
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Institutional firms
Deal intelligence you can defend.
Funds, lenders, and REITs, screening every deal that crosses the desk.
100%of the funnel, cited to the K-1
- Analyze data faster and build a moat with AI
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- Every number traces to its source
- One underwriting standard across every analyst
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- Your funnel, your VPC, your data
We show the work
What the work looks like. Every number opens to its source.
These are example deliverables across the deal lifecycle, finding deals, closing them, operating them, built on realistic scenarios rather than client files. Every figure still traces to the rent roll row, the T-12 line, the loan doc page it came from, and anything it can't verify gets flagged, not guessed. See it run on a real deal below.
And more
A sample, not the full menu. Your system produces dozens of these across sourcing, closing, and asset management.
Underwriting model
Drafted in 30 minSampleD23
fx
='Pro Forma'!H37
A
B
C
D
| 1 | MESA RIDGE APARTMENTS | Analysis Date: Jun-2026 | ||
| 2 | 248-Unit Value-Add Acquisition | Fort Worth, TX | 5-Year Hold | ||
| PROPERTY & DEAL SUMMARY | ||||
| 4 | Purchase Price | $48,500,000 | Units / Year Built | 248 / 1998 |
| 5 | Price / Unit | $195,565 | Net Rentable SF | 231,072 |
| 6 | Going-In Cap (T-12) | 5.25% | Physical Occupancy | 93.5% |
| 7 | Stabilized Yield on Cost | 6.00% | Exit Cap / Hold | 5.25% / 5 Yr |
| 8 | Senior Loan (65% LTV) | $31,525,000 | Rate / Amortization | 5.60% / 30 Yr |
| 9 | DSCR Yr 1 / Stabilized | 1.36x / 1.82x | Debt Yield (Stab.) | 10.2% |
| OPERATING PRO FORMA SUMMARY | ||||
| 10 | T-12 | Year 1 | Stabilized | |
| 11 | Gross Potential Rent | 4,261,600 | 4,448,000 | 5,167,900 |
| 12 | Vacancy, LTL & Bad Debt | (426,100) | (478,100) | (361,800) |
| 13 | Other Income (RUBS, fees) | 312,500 | 322,000 | 359,000 |
| 14 | Effective Gross Income | 4,148,000 | 4,291,900 | 5,165,100 |
| 15 | Operating Expenses | (1,601,750) | (1,889,900) | (1,955,100) |
| 16 | NET OPERATING INCOME | 2,546,250 | 2,402,000 | 3,210,000 |
| RETURNS (5-YEAR HOLD) | ||||
| 17 | Levered IRR (5-Yr) | 13.9% | Equity Multiple | 1.85x |
| 18 | Unlevered IRR | 9.4% | Avg Cash-on-Cash | 5.0% |
Summary
Rent Roll
T-12
Pro Forma
Debt
Returns
Sensitivity
+
PSV Capital Advisors
Capital Markets | Investment AdvisoryPricing Guidance · June 2026
Broker Opinion of Value
Airpark Commerce Center | 3636 E Air Lane, Phoenix, Arizona
84,000 SF Infill Industrial · 100% Leased · WALT 3.8 Yrs
Sky Harbor · Infill Industrial
Subject Property
Airpark Commerce CenterConcluded Value
$14,000,000
$166.67/SF · 6.20% cap
Low
$13,500,000
$160.71/SF · 6.43% cap
High
$14,500,000
$172.62/SF · 5.99% cap
Low
High
Pricing guidance reflects the subject's infill location, 100% occupancy across three tenants (WALT 3.8 years), and a 7% mark-to-market opportunity at rollover, weighted toward the direct capitalization approach.
Valuation Approaches
Direct Capitalization
$14,000,000
$166.67/SF
In-place NOI $868,000 at a 6.20% cap
Sales Comparison
$13,944,000
$166.00/SF
Five comps, concluded at $166.00/SF
Discounted Cash Flow
$14,210,000
$169.17/SF
7.25% discount, 6.50% exit cap
Sale Comparables
| Property | Submarket | Sale Date | SF | $/SF | Cap |
|---|---|---|---|---|---|
| 4150 E University Dr | Sky Harbor | Mar-26 | 96,400 | $174.50 | 5.95% |
| Broadway Commerce Center | Tempe | Jan-26 | 72,850 | $170.75 | 6.10% |
| 2640 S 16th St | Sky Harbor | Nov-25 | 58,200 | $181.75 | 6.00% |
| Riverside Distribution Ctr | SW Phoenix | Sep-25 | 111,600 | $158.50 | 6.55% |
| 1855 E Watkins St | Sky Harbor | Aug-25 | 84,900 | $165.25 | 6.30% |
| Subject (concluded) | Sky Harbor | Jun-26 | 84,000 | $166.67 | 6.20% |
* Comps reflect closed sales over the trailing twelve months; subject metrics per in-place rent roll.
CONFIDENTIAL · Prepared at the request of ownership. This analysis is an opinion of probable market pricing, is not an appraisal, and has not been prepared in conformance with USPAP.
PSV Capital AdvisorsBroker Opinion of Value
Generated by PSVPricing Summary · 01
Generated by PSVPricing Summary · 01PSV Capital AdvisorsConfidential Offering Memorandum
Exclusively Offered · Grocery-Anchored Retail
The Grove at 12 South
128,500 SF Whole Foods-Anchored Neighborhood Center · Nashville, TN
MSA
Nashville-Davidson, TN
Submarket
12 South
Nashville CBD · 4.2 mi
Subject Property
The GrovePrice
$35,950,000
Cap Rate
5.65%
In-Place NOI
$2,031,000
Price / SF
$280
Total GLA
128,500 SF
Occupancy
96.2%
Investment Highlights
Irreplaceable 12 South location. Hard-corner asset in Nashville's most supply-constrained, walkable submarket, with average household income above $142,000 inside one mile.
Internet-resistant, service-driven tenancy. Whole Foods Market anchors a roster weighted toward grocery, fitness, medtail, and food-and-beverage uses that draw recurring daily-needs traffic.
Durable, below-market in-place income. 96.2% leased with a 7.8-year WALT and shop rents roughly 14% under market, leaving mark-to-market upside on a staggered rollover schedule.
True NNN structure. An absolute-NNN anchor and shop tenants on NNN reimbursements insulate ownership from operating-expense and tax inflation.
Lease & Income Summary
| Tenant | SF | % GLA | Lease Type / Expiry |
|---|---|---|---|
| Whole Foods Market | 41,000 | 31.9% | Absolute NNN · 2039 |
| National Fitness (Jr. Anchor) | 24,500 | 19.1% | NNN · 2034 |
| Medtail & Wellness · 4 tenants | 22,200 | 17.3% | NNN · 2030-2033 |
| Food & Beverage · 7 tenants | 19,400 | 15.1% | NNN · 2028-2032 |
| Service & Soft Goods · 9 tenants | 16,500 | 12.8% | NNN · 2027-2031 |
| Vacancy | 4,900 | 3.8% | Available |
* Occupancy and WALT as of trailing month-end rent roll. Guidance reflects in-place NOI of $2,031,000 at a 5.65% cap rate.
This Offering Memorandum is confidential and furnished solely for the recipient's evaluation of the subject property. It contains select information and does not purport to be all-inclusive. PSV Capital Advisors makes no representation or warranty as to its accuracy or completeness. Recipient agrees not to reproduce or distribute it without prior written consent.
PSV Capital AdvisorsConfidential Offering MemorandumGenerated by PSVInvestment Summary · 01
Generated by PSVInvestment Summary · 01PSV AcquisitionsDue Diligence Summary
DD Day 18 of 30 · June 2026
Red-Flag Report
Mesa Ridge Apartments · 248 Units · Fort Worth, TX
Subject PropertyVerdict
Proceed
Nothing here breaks the deal at $48.5M. The two high flags need answers before the financing contingency expires July 11, and both carry a number, not an opinion.
Documents Reviewed
14
Flags Raised
6
High Severity
2
Days to Contingency
12
Findings by Severity
| High | Phase I ESA · §6.2 | Former dry-cleaning operation on the adjacent parcel. Consultant recommends a vapor encroachment screen before close. |
| High | Tax bill · Tarrant CAD | Assessed value sits 29% below contract price. Reassessment at sale adds roughly $318,000 in annual tax versus the T-12. |
| Med | T-12 · ln 44 | One-time $41,200 insurance claim credit booked against opex in October. T-12 NOI is overstated 1.6% as underwritten. |
| Med | ALTA survey · Sch. B-II, item 9 | A 20-foot utility easement crosses the north lot, where the business plan adds 24 carports. |
| Med | Rent roll | 31 of 248 units (12.5%) are month-to-month, and 41% of leases roll inside the first six months of the hold. |
| Low | Service contracts · §4 | Laundry agreement auto-renews for five years on Dec 31 unless notice is given 90 days prior. |
* Severity reflects pricing or timeline impact if unresolved. Each citation points to the page and line in the data room. Sample report on a sample deal.
PSV AcquisitionsDue Diligence Red FlagsGenerated by PSVMesa Ridge · 01
Generated by PSVMesa Ridge · 01PSV Asset ManagementMonthly Operating Report
Reporting Period · May 2026
Budget Variance Report
Brookwood Apartments · 220 Units · Charlotte, NC
Value-Add Capital Project · Pool & Amenity Renovation
Phase 1 pool and amenity renovation completed April 2026 from the capital budget, distinct from operating R&M below. The upgraded common areas anchor the rent premiums underwritten in the value-add business plan.
NOI · Actual
$225,500
NOI · Budget
$232,300
Variance
($6,800)
Variance %
-2.9%
Occupancy
94.1%
YTD vs Budget
+1.2%
| May 2026 | Actual | Budget | Var $ | Var % |
|---|---|---|---|---|
| Revenue | ||||
| Gross Potential Rent | 412,500 | 410,000 | +2,500 | +0.6% |
| Loss to Lease & Concessions | (18,400) | (15,000) | (3,400) | -22.7% |
| Vacancy & Bad Debt | (22,100) | (20,500) | (1,600) | -7.8% |
| Other Income (RUBS, fees) | 31,200 | 28,000 | +3,200 | +11.4% |
| Effective Gross Income | 403,200 | 402,500 | +700 | +0.2% |
| Operating Expenses | ||||
| Payroll | (44,800) | (43,000) | (1,800) | -4.2% |
| Repairs & Maintenance | (28,600) | (22,000) | (6,600) | -30.0% |
| Utilities | (19,300) | (21,000) | +1,700 | +8.1% |
| Marketing & Leasing | (6,200) | (7,500) | +1,300 | +17.3% |
| Admin & Management Fee | (24,500) | (24,300) | (200) | -0.8% |
| Insurance | (15,900) | (14,000) | (1,900) | -13.6% |
| Real Estate Taxes | (38,400) | (38,400) | 0 | 0.0% |
| Total Operating Expenses | (177,700) | (170,200) | (7,500) | -4.4% |
| Net Operating Income | 225,500 | 232,300 | (6,800) | -2.9% |
Variance Commentary
May NOI finished $6,800 (2.9%) under budget. The miss is concentrated in repairs and maintenance, $6,600 over plan from two HVAC condenser replacements in Building C, plus a $1,900 insurance true-up at renewal. Utilities and marketing ran favorable and partly offset. R&M is expected to normalize in June, and full-year NOI remains 1.2% ahead of budget.
* Unaudited, trailing calendar month. Variances shown favorable (green) or unfavorable (red) to budget.
PSV Asset ManagementMonthly Variance ReportGenerated by PSVOperating Summary · 01
Generated by PSVOperating Summary · 01Inbox47 messages · 6 need you
AI sortedNeeds reply 6Today 12FYI 18Auto-filed 11
MW
Marcus Webb · Eastdil Secured
Reply now8:41 AMRe: Airpark Commerce Center, best and final Friday
Seller wants best and final by 5pm Friday. Can you confirm your number and timeline?
Draft ready · in your voice
Marcus, confirmed. We will have best and final in by Friday 5pm ET. Our number is $14.25M at a 6.10% in-place cap, 30-day close, $500K hard at signing. Survey and Phase I are in hand. LOI redline to follow within the hour.
SendEdit
LC
Linda Cho · Wells Fargo
Reply now8:12 AMStonebridge refinance: rate lock window
We can lock at 6.35% today. I need the signed application back to hold it.
PM
Property Mgr · Brookwood Apts
Today7:55 AMMay variance ready for your review
NOI landed 2.9% under, R&M driven. Commentary attached for your sign-off.
CS
CoStar Alerts · Listing feed
FYI6:30 AM3 new listings in your Sky Harbor buy-box
84k SF infill industrial, 6.1% cap, 100% leased. Two more inside your filter.
DS
DocuSign · Completed
Auto-filedYesterdaySigned: NDA, The Grove at 12 South
All parties have signed. Filed to the deal folder automatically.
PSV WorkspaceInbox TriageGenerated by PSV6 prioritized · 41 filed
Generated by PSV6 prioritized · 41 filedPSV Asset ManagementInvestment Committee Memo
Year 3 of 5 · Analysis June 2026
Hold / Sell Analysis
Cedar Port Logistics · 312,000 SF · Dallas, TX
Recommendation
Sell now
Forward return to holding (11.2% over the next 24 months) sits below the fund's 13.0% reinvestment hurdle, and today's 5.75% exit pricing is near a cyclical low. Launch a sale now and redeploy the proceeds.
Scenario Comparison
| Sell Now · Rec | Hold 24 Mo | Hold to Plan | |
|---|---|---|---|
| Gross Value | $54.0M | $57.4M | $59.3M |
| Exit Cap | 5.75% | 5.85% | 6.00% |
| Net Proceeds to Equity | $25.89M | $29.6M | $31.4M |
| Levered IRR (since acq.) | 18.4% | 15.1% | 14.2% |
| Equity Multiple | 1.95x | 2.18x | 2.41x |
| Incremental Forward IRR | n/a | 11.2% | 11.8% |
Sell-Now Sensitivity
| Exit Cap | Net Proceeds | Levered IRR |
|---|---|---|
| 5.50% | $28.35M | 19.5% |
| 5.75% (base) | $25.89M | 18.4% |
| 6.00% | $23.67M | 17.0% |
Position
Acquired
Jun 2023 · $42.0M
In-Place NOI
$3,105,000
Loan Balance
$27.3M
Leverage
65% LTV
* Projected scenarios assume contractual rent growth and the exit caps shown. Forward IRR is the incremental return earned by holding from today. Not investment advice.
PSV Asset ManagementHold / Sell AnalysisGenerated by PSVInvestment Committee · 01
Generated by PSVInvestment Committee · 01PSV CapitalQuarterly LP Update
PSV Real Estate Partners II, LP · April 2026
Letter to Limited Partners
First Quarter 2026 · Unaudited, net of fees
Net IRR
14.8%
TVPI
1.35x
DPI
0.27x
NAV
$71.4M
Dear Partners,
The portfolio ended the quarter ahead of plan, with all three assets cash-flowing and the fund's tenth consecutive quarterly distribution, $900,000, paid on April 15. The Grove at 12 South went to market in March, and the committee takes up the Cedar Port hold/sell question in June. Detail on both follows.
Portfolio Summary
| Asset | Occ. | NOI vs Plan |
|---|---|---|
| Cedar Port LogisticsIndustrial · Dallas · Hold/sell goes to committee in June | 100% | +4.2% |
| Brookwood ApartmentsMultifamily · Charlotte · Watching payroll and turn costs | 94.1% | +1.2% YTD |
| The Grove at 12 SouthRetail · Nashville · On market, call for offers May 5 | 96.2% | +1.8% |
Capital Account
Committed
$85.0M
Called (78%)
$66.3M
Distributed
$18.2M
Q1 Distribution
$0.9M
* Figures are unaudited and net of fees. Full schedules and asset-level reports follow in the data room. Sample letter on a sample fund, not an offer of securities.
PSV CapitalQuarterly Letter to Limited PartnersGenerated by PSVQ1 2026 · 01
Generated by PSVQ1 2026 · 01Every figure traces back to the OM, rent roll, and T-12. Built to survive committee.
From the field
CRE teams choosing PSV, in their words.
“We can't speak high enough of you guys. Our team is extremely impressed.”
Brandon Rowell
Analyst · Westlake Realty Group
“The team is loving PSV. Really rooting for you guys and stoked to help spread the word any way we can.”
Kristina Chang
CEO · Westlake International
“We use PSV to underwrite IOS deals and produce BOVs in 1/10th the time it used to take us.”
Sid Bhatt
Commercial Advisor, CCIM SIOR · Saunders Real Estate
The AI Operating System
Not one chatbot. A team of AI employees that runs your deal lifecycle.
Find, Close, Compound. One team of AI employees sharing context through a single source of truth, so the deal moves end-to-end with no copy-paste between SaaS silos. Every deal leaves you a data trail you own, and the intelligence compounds. Most vendors ship a copilot. We ship the operating system underneath.
Pick your side. See the workflows you run
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01 · Find
Find
Source the deal.
Deals screened
Deals screened: from 10 / week to 200 / week with your AI employees.Workflows
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- Auction, foreclosure + note sale monitoring
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- Owner contact resolution + outreach
Your AI employees
- AI Deal Sourcer
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02 · Close
Close
Underwrite and fund.
Numbers you can defend at IC
Numbers you can defend at IC: from gut + memory to cited to the page with your AI employees.Workflows
- OM → your Excel underwriting model
- Rent rolls, T-12s, sensitivities
- IC memos + market research
- Due diligence checklists + third-party report review
Your AI employees
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03 · Compound
Compound
Turn every hold into an edge.
LP letters + investor answers
LP letters + investor answers: from days of digging to cited, same day with your AI employees.Workflows
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- Loan covenant + refi window monitoring
- Lease rollover + renewal pipeline tracking
- Hold-vs-sell + capex memos
Your AI employees
- AI Asset Manager
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- AI Investor Relations
Works for developers, operators, and investors. Value-add through opportunistic, fund or family office, wherever you sit on the cap stack. The workflows above are illustrative; we configure to your deal motion.
Live
Watch one deal move through the engine.
A live run on one deal. A market signal, a loan maturing in November 2026, surfaces Cedar Ridge, an 84 unit deal in Phoenix. The engine traces the property tax line, 318,400 dollars, to line 31 of the T-12, and flags the insurance renewal it cannot verify instead of guessing. Then it files the record, timestamped and yours.
running
- marketloan matures Nov 2026Cedar Ridge surfaced
- actuals$318,400 taxestraced to T-12, line 31
- riskinsurance renewalflagged, unverified
- recordfiled 2:14pmyours
You watched that. Nobody typed it.
Why PSV
Two ways to buy AI. Both leave you stranded. The middle is the whole job.
generic
Raw LLMs, DIY
- Cheap, generic
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Stalls at 70%
PSV
Built by CRE operators + AI engineers
- Every number traced to its source
- Market signals running underneath
- You own the whole trail
Runs on frontier models, Claude among them. Swaps to the best as the frontier moves.
locked in
Vendors, consultancies
- Expensive, slow
- Same speed pitch
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You own nothing
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AI Engineering · two build modes
Same AI employees. Two places we put them to work.
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Turnkey environment we provide and run
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Your VPCSSO-boundSOC + GDPR ready
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