Now in beta · Free to use

Built by a credit officer.
For brokers.

The deal calculator commercial brokers are building for themselves. Run the capital stack, the DSCR, and the verdict — before you take it to a lender. No more sending half-baked deals down the funnel.

Run your first deal →See it work

Now in beta·Free to use while we're in beta

Principle 01

No fake math.

Every number derives from inputs you confirm.

Principle 02

No optimistic mode.

DSCR computed the way underwriters compute it.

Principle 03

Plain-English verdict.

Pencils, doesn't, or three levers to get there.

Principle 04

By a credit officer. Period.

Not finance interns or AI summarizers.

The problem

You already know if a deal pencils. The lender doesn't.

Every broker has the same workflow: spend two weeks on a CIM, build a stack in Excel, send it to four banks, wait, get redirected, restructure, resend. Closeable collapses that loop.

Without Closeable

The 14-day round trip

✕Excel deal model. Rebuilt from a template every time, never quite right.
✕Manual stack sizing. Guess at SBA %, seller carry, equity. Adjust. Adjust again.
✕Send to four lenders. Each one runs their own DSCR. Each one comes back different.
✕Restructure and resend. Deal dies, or closes 60 days late.

With Closeable

14 minutes, one verdict

✓Drop the CIM. OCR pulls SDE, price, RE, FF&E — automatically.
✓Stack sized to SOP 50 10 8. SBA 7(a), seller carry, equity — clearance-ready defaults.
✓5-year DSCR projection. Including seller-note standby treatment. The chart a lender draws on a whiteboard.
✓A verdict, in plain English. "Pencils at $1.65M, not $2.2M." Walk into the meeting prepared.

The product

One screen. The whole deal.

Verdict, capital stack, and 5-year DSCR in a single result. PDF export to take to the bank.

🔒closeable.app/deal/lakeside-software

Lakeside Software Services LLC

$1,400,000 · acquisition · SDE $420,000

Viable

This deal pencils.

DSCR holds above the 1.25× target across the five-year projection. SBA 7(a) at 80% with a 10% seller carry is the cleanest path.

Min DSCR (Y1–Y5)

1.42×

Best financing path

SBA 80%

10%

Rate 11.25%Amort 10 yrsStandby 24 mo

DSCR — five-year projection

1.68×

1.71×

1.42×

1.56×

1.61×

Y3 dip reflects seller-note moving from full standby to P&I.

How it works

Three steps. Fourteen minutes.

No model to build, no spreadsheet to maintain, no template to chase down. Drop the CIM, confirm the numbers, get the verdict.

Drop the CIM

OCR pulls purchase price, SDE, FF&E, rent, and 8 other fields from the CIM and tax returns. Review what's extracted — edit anything the AI got wrong.

~ 2 minutes

Confirm the numbers

One screen. Every figure. Check a box that says these are the inputs you stand behind, and the report locks them in. The legal hinge that makes everything else work.

~ 5 minutes

Get the verdict

Capital stack sized to SOP 50 10 8. DSCR across five years with seller-note standby treatment. A plain-English verdict and a downloadable PDF memo to take to lenders.

~ 7 minutes

The founder

Built on the bank's side of the table.

Closeable isn't built by a CS grad who took a finance elective. It's built by someone who spent a career as the person deciding whether deals like yours got funded — a credit officer, a relationship manager, and the nCino platform lead behind the systems Fortune 500 lenders run on.

Every assumption in Closeable comes from a real credit box, applied the way a committee actually applies it. When the verdict says 'this won't pencil,' it's the same call that would come back from underwriting — except you get it before you waste a month finding out.

"The bar is simple: the verdict should match what underwriting would say. If it doesn't, it's not done."— Josh Pickett, founder

Josh Pickett

Founder

Most founders learn what kills their deal a month into underwriting. Josh spent a career on the bank's side of that table — credit officer, relationship manager, and the nCino platform lead behind the systems Fortune 500 lenders actually run on, from LOI to close. He built Closeable to hand you the committee's verdict up front, while you can still do something about it.

Commercial lending & credit · Fortune 500 banks

What's inside

Everything a lender will ask. Pre-answered.

Closeable runs the same math a credit officer runs — but in 14 minutes and with the receipts.

▦

Capital stack, sized to SOP

SBA 7(a), 504, senior debt, seller carry, equity. Defaults pulled from SOP 50 10 8 — adjust the percentages, watch the stack rebalance.

4 tranchesSOP 50 10 8

⌁

5-year DSCR projection

Year-by-year debt service coverage with seller-note standby treatment, rate sensitivity, and SDE growth. Visual chart in the on-screen result, table in the PDF.

5 years1.25× target

◴

Verdict + max-fundable range

"This deal pencils" or "it doesn't pencil at this price." When the answer is the latter, you get a max-fundable range and three concrete levers to get there.

5 tiersPlain English

Pricing

Free during the beta.

Every plan below is on us while we're in beta — no credit card required. *Subject to reasonable limitations and fair usage. Here's where pricing lands at launch:

For searchers

Searcher

$99/mo

Best for ETA buyers actively in market.

✓Unlimited deal runs
✓Save and revisit deals
✓Side-by-side deal comparison
✓Full PDF memo on every run
✓Email + cloud download

Start as Searcher

Broker / Pro

$249/mo

For brokers running 3+ deals a month.

✓Everything in Searcher
✓Per-listing SBA-Readiness Reports
✓Co-branded memos (your logo)
✓Priority support
✓Team seats (up to 3)

Start as Broker / Pro

Just need one?

Single memo

$199one-time

No subscription — one deal, one PDF.

✓One full PDF memo
✓Email + cloud download
✓30-day access to this deal

Buy single memo

FAQ

The questions brokers actually ask.

We've talked to a few hundred brokers in beta. These are the ones that come up every time.

Email us with anything else →

No. Closeable is a financial calculation tool. We don't make credit decisions, we don't approve loans, and we don't broker the transaction. We give you the math so you can walk into a lender meeting prepared — and the PDF you can send with the deal. Every verdict comes with the same disclaimer in the footer.

The verdict is built on the same DSCR math, SBA SOP 50 10 8 eligibility framework, and stack-sizing logic a credit officer at a regional bank runs. The engine is designed by a former credit officer who underwrote and structured these deals — not finance interns and not AI summarizers. We'll publish the methodology and assumptions in plain English before launch, so you can audit every formula yourself.

The extraction is good — but it’s never the final word. Every figure OCR pulls out gets a confidence indicator, a link to its source in the document, and an "edit" button. You review every number on the Confirm screen before the deal runs, and you check a box that the inputs are the figures you stand behind.

You get a "doesn’t pencil" verdict with three concrete levers — usually some combination of price, seller carry, and equity — that would let it clear. Each lever shows the new structure and the resulting DSCR. Most brokers tell us this is the most valuable output: knowing what to negotiate before they call the seller.

Yes — on the Broker / Pro tier. Upload your logo and choose your accent color. Every PDF memo carries your branding in the header. Lenders see the deal coming from you, with our math under the hood.

Yes. Deals are encrypted at rest, scoped to your account, and never used to train models or shown to anyone outside your team. SOC 2 Type II in progress. Email security@closeable.app for the security review packet.

Stop guessing

Find out if it pencils.

The first deal is on us. Run it, see the verdict, decide whether the math earns a subscription.

Run your first deal →Talk to a founder

No credit card required · Free during the beta

Built by a credit officer.For brokers.