Philly ShoppingVisit site ↗
Soft pretzel
Cheesesteak
Liberty Bell
City Hall
Independence Hall
Water ice
Made tomeasure.
Bespoke software, tools and visuals.no two alike
Everything you need. Nothing you don't. Built around how your business already works, from your own files, in your own brand.
the house manual
everyone gets a page
next year's budget, built
sell the vision to investors
every suite, on the plan
a social app for mahjong
a retail brand, launched
a house, opened up
dynamic custom website
portfolio stats, at a glance
every room, on record
every deal, underwritten
drag, drop, make it theirs
ask it a question
custom markers, every category
every loan, one page
works on a phone
the month, against budget
Work
pick a category
Digital owner's manual
Back-office platform · in daily use
Real estate visuals
Real estate decks and brochures
Underwriting and cash flow modeling
11 cities · one engine
Social app for mahjong players
Brand site · storefront · custom product builder
The House Manual
Open the manual →
Back-office platform · in daily use
Operations Optimization
Streamline my business →
Real estate visuals
Property Renderings
Take the roof off →
Real estate decks and brochures
Slide Decks
Flip through a deck →Deal Check
Run the numbers →
Multi-City Shopping Network
See the cities →Club Mahj
Open the app →
Brand site · storefront · custom product builder
Retail Brand Website
See the site →
← All work
The House Manual
Everything a house knows about itself, in one place. Built for you from the drawings and receipts a home already has.
- Who
- Builders, brokers, owners and operators
- What
- New and existing properties, renovations and remodels
- How
- By us, from your plans and paperwork, in your brand
The live preview could not load in this view. The screens below show the same product.
In your pocket
made easy
At your desk
photos, finishes and fixtures for every room
keep every system on track
Made to orderYour plans · your photos · your paperwork
Want one for your property?
Built by us from the plans, photos and paperwork a property already has, in your brand. The Overview is open above, and we show the rest on request.
Request the full demo →we'll walk you through it
← All work
Operations Optimization
The back office of a commercial property company, rebuilt as one program: tenants, portfolio, financials and reporting. Everyone in the office gets their own page, and it does as little or as much as the business needs. In daily use.
- Who
- Owners, managers and their accounting teams
- What
- One program for tenants, financials and reporting
- How
- By us, from your exports and spreadsheets, around your team
Everyone in the office gets their own page.
add a person, get a page
- DControllerThe close, property by property: what is due, what ran over budget, and what went out.
- PProperty accountantCharges to code, accounts to reconcile, and the invoices that left on their own.
- MLeasingVacancies, expirations and proposals, with this week's tours on the list.
- EOwnerThe month on one page: income against budget, cash and debt. Nothing to key in.
As little or as much as you need.
tap to build yours
Start with one screen or take all of it. Each piece is built around your files and your people, and anything that isn't on this list can be. Tap any piece to see it.
How it works
about sixty screens. one login.
- Import onceA ledger, rent roll or bank statement goes in. Statements, budgets and reprojections update.
- Work that sends itselfInvoices, tenant statements and investor tax forms, built and delivered on their own.
- Reconciliations that tieCommon area charges, bank accounts and management fees, checked against the source.
- A door for outsidersTenants, investors and budget reviewers each get a private link, with no login.
- Exports that hold upExcel with live formulas and PDFs in one consistent look.
- Ask your dataPlain-language questions, answered from your own numbers.
Tenant side
And a front door for tenants.
Service requests and room bookings come in through a branded page with no account to create, and land in the same program.
Made to orderYour exports · your people · your month-end
Want this for your operation?
Built by us from the exports and spreadsheets you already have, around how your team already works.
Request a walkthrough →we'll show you around
← All work
Property Renderings
Property you can see before it exists, made from drawings, photos and a few dimensions.
- Who
- Owners, builders, brokers and leasing teams
- What
- Floor plans, 3D models, renderings and mockups
- How
- By us, from drawings, photos and a few dimensions
01 · ExteriorFrom the street.
02 · Roof offLift the roof.
03 · DollhouseEvery room, open.
keep scrolling. the roof comes off.
BeforeAfterBefore and after
Slide through a renovation.
The same kitchen wing, as drawn before the work and as built.
grab the green handle
- Interactive floor plansDown to the record for each room or suite.
- 3D property modelsSee the exterior, then open the building floor by floor.
- Renovation renderingsThe kitchen, the facade or the bedroom built-ins, before anyone orders materials.
- Signage and storefront mockupsLeasing banners and window vinyl on photos of the actual property.
Made to orderYour drawings · your photos · your dimensions
Have a property to show?
Built by us from the drawings and photos you already have, and delivered ready for a listing, a deck or a website.
Start a rendering →a floor plan is enough
← All work
Deal Check
Institutional-grade underwriting for commercial property, with no software to license and no training to sit through. Every lease on its own line, month by month, for the whole hold.
- Who
- Owners, buyers and property managers
- What
- Acquisition underwriting and multi-year cash flow models
- How
- By us, from your rent roll, leases and loan terms
pick a case. every number follows.
Ten years, in $ thousands
Swipe the table for all ten years →
Swipe the table for every column →
Lease in placeNew lease at marketExpected downtime
Mill & Main18,400 SF · 10 commercial leases · 4 apartments
- Levered IRR, ten-year hold
- –
- Equity multiple
- –
- Unlevered IRR
- –
- Average cash on cash
- –
- Year 1 coverage
- –
The building in the lender deck, modeled lease by lease: monthly cash flows, a 30-year amortizing loan, building work in years 3 and 5, and a sale at the end of year 10 after 2% costs.
- 120
- Months modeled, one by one
- 10
- Leases, each on its own line
- 9
- Scenarios rerun on every change
- 0
- Software licenses to buy
No software. No training.
- Nothing to license
- A model built for your deal. No seats, no renewals.
- Nothing to learn
- We run it. You read the cash flows, the returns and the summary.
- Nothing hidden
- Every number traces back to a lease, a date or an assumption.
What goes into a model
- Lease-by-lease cash flowActual lease dates, rent steps, free rent, renewals, downtime and leasing costs, month by month for as long as you plan to hold.
- Recoveries and expensesTenant reimbursements worked out lease by lease, against an expense budget that grows on its own schedule.
- Returns and debtLevered and unlevered IRR, equity multiple, cash on cash, and coverage against any loan: interest-only, amortizing or refinanced along the way.
- Building work and reservesRenovations, tenant improvements and reserves, placed in the month the money is spent.
- Sensitivity and scenariosExit cap against rent growth, price against return, and side-by-side cases for a renovation or a re-lease.
- A one-page investor summaryBuilt from the model, so the page a lender or partner reads always ties to the numbers.
- Rerun as the deal changesA new price, a different loan or a lease that moves: we rerun the model and send the updated numbers.
- Lease term reviewsA lease read end to end and returned as the dates, rents and options the model needs.
Made to orderYour rent roll · your leases · your loan terms
Have a deal to underwrite?
Built by us from the rent roll, the leases and the loan terms. You get the cash flows, the returns and a one-page summary.
Start a model →send the rent roll
← All work
Slide Decks
Real estate decks of every kind: investment pitches for investors and lenders, and brochures for a sale or a lease-up.
- Who
- Owners, buyers, brokers and leasing teams
- What
- Pitch decks, brochures and flyers
- How
- By us, from your model, photos and notes, in your brand
Lender presentation
MILL &
MAIN
A MIXED-USE CORNER
Eleven tenants, three kinds of income and a funded plan, at the busiest corner of a growing downtown
Presented by Larkmoor Properties · October 2026
The request
A senior acquisition loan on a fully leased corner, sized to the income that is already in place:
- $2,730,000 senior loan, 65% of the purchase price
- 6.75% fixed rate, 30-year amortization
- $1,470,000 of sponsor equity behind the loan
- Closing nine weeks from approval
1.29x
Debt service coverage on day one,
from leases already signed
2.05x
Coverage by year ten, as leases convert and rents reset to market
Mill & Main · Lender presentation · Larkmoor Properties
A leased corner with the upside still ahead
01 · Today
Fully leased
Eleven tenants on gross leases, several of them under market
02 · Years 1–2
Net leases
Each renewal moves taxes, insurance and upkeep to the tenant
03 · Years 3–5
The building
Courtyard, storefronts and facade, timed to lease expirations
04 · Year 6 on
Stabilized
Market rents on net leases behind a finished streetfront
Fair basis: $228 a square foot, a 6.5% going-in cap rate.
Income in place: $356K of base rent from day one.
Spread risk: no tenant is more than 14% of rent.
New neighbors: 540 apartments planned within a five-minute walk.
Mill & Main · Lender presentation · Larkmoor Properties
Three kinds of income under one roof
18%
Third floor · four apartments · 3,400 square feet
24%
Second floor · three office suites · 5,200 square feet
58%
Street level · seven storefronts · 9,800 square feet
$356K of base rent in place. Shares are of in-place base rent.
Mill & Main · Lender presentation · Larkmoor Properties
540 apartments are coming to the block
★
Mill & Main
The ring is a five-minute walk from the corner
1
Depot Square · 150 units
Developer selected this year, on the rail station lot
2
Canal Works · 210 units
Zoning approved; two buildings with offices below
3
The Foundry · 100 units
Delivered three years ago and fully leased
4
Maple Yard · 80 units
Approved, not yet under construction
None of the 540 units is counted in the underwriting.
Mill & Main · Lender presentation · Larkmoor Properties
Three levers, timed to the leases
Lever 1 · From year 1
Convert gross leases to net
Tenant reimbursements grow from $0 to $74K a year
How: only at renewal, with base rent adjusted for the expense load
Lever 2 · Years 2–6
Bring rents to market
Base rent grows from $356K to $479K over the hold
How: 60% of the space rolls by year six
Lever 3 · Years 3 and 5
Reinvest in the building
$560K into the courtyard, storefronts and facade
How: two phases, each bid at a fixed price
Each lever is tied to a lease event, not to a forecast.
Mill & Main · Lender presentation · Larkmoor Properties
Income grows 59% over the hold
Net operating income by year, in thousands
Ten-year average: $356K
Building work lands in years 3 and 5; income grows through both
Mill & Main · Lender presentation · Larkmoor Properties
What is behind the coverage
| $ thousands | Year 1 | Year 3 | Year 5 | Year 7 | Year 10 |
|---|---|---|---|---|---|
| Base rent | 356 | 372 | 404 | 438 | 479 |
| Tenant reimbursements | 0 | 12 | 52 | 66 | 74 |
| Effective gross revenue | 356 | 376 | 447 | 494 | 542 |
| Operating expenses | (82) | (87) | (92) | (98) | (107) |
| Net operating income | 274 | 289 | 355 | 396 | 435 |
| Building work | — | (140) | (420) | — | — |
| Debt service | (212) | (212) | (212) | (212) | (212) |
| Debt service coverage | 1.29x | 1.36x | 1.67x | 1.86x | 2.05x |
Revenue is after a 2% vacancy allowance from year three; expenses grow 3% a year. Building work is paid from sponsor equity and reserves, not from the loan.
Mill & Main · Lender presentation · Larkmoor Properties
The same corner, before and after
Today
Faded brick, mismatched signs and a few boarded windows
After year five
Repointed brick, a new cornice, awnings, one sign band and street trees
Mill & Main · Lender presentation · Larkmoor Properties
What the building work costs
| Work ($ thousands) | Year | Cost |
|---|---|---|
| Rear walkway and lighting | 3 | 60 |
| Courtyard paving and seating | 3 | 80 |
| Storefront systems | 5 | 210 |
| Masonry and cornice repair | 5 | 130 |
| Signs and awnings | 5 | 80 |
| Total, both phases | 560 |
Timed to the leases
Each phase starts as space turns over, so rents reset to market as the building improves.
Not borrowed
Both phases come from sponsor equity and reserves. No future advances are requested.
Two phases, $560K in total, each bid at a fixed price before it starts.
Mill & Main · Lender presentation · Larkmoor Properties
Risks and how they are managed
| Risk | How it is managed |
|---|---|
| A large tenant leaves at expiry | No tenant is over 14% of rent; eleven leases expire in different years |
| Tenants resist net leases | Conversion only at renewal, with base rent adjusted for the expense load |
| Building work runs over | Fixed-price bids before each phase; a 10% contingency sits inside the $560K |
| Rents grow more slowly | Coverage is 1.29x on day one, before any rent growth is assumed |
| The new apartments are delayed | None of the 540 units is in the underwriting; they are upside only |
Mill & Main · Lender presentation · Larkmoor Properties
Nine weeks to close
A fair basis on income that is already there, with the plan already funded.
Mill & Main · Lender presentation · Larkmoor Properties
Mill & Main · Summary
$2.73M
Senior loan, 65% of cost
10.0%
Debt yield on day one
2.05x
Coverage by year ten
Larkmoor Properties · October 2026
1 / 13
Turn your phone sideways for a closer look.
For lease
Corner storefront
at Mill & Main
1,450 SFAvailable now
24 ftFrontage on Main Street
14 ftCeiling height
$34 / SFAsking rent, net
The space
- Glass on two streets, at the busiest corner downtown
- New storefront, awning and sign band already in place
- Open sales floor, a back room and one restroom
- Rear door to the courtyard and shared loading
The block
- Ten neighbors: shops below, offices and apartments above
- 540 apartments planned within a five-minute walk
- Two blocks from the rail station
Larkmoor PropertiesLeasing · leasing@larkmoor.example · (555) 010-0142
Leasing flyer
And the one-page version.
A leasing flyer for one storefront in the same building, in the same brand as the deck.
same building. one page.
- Investment pitchesFor investors and lenders: the deal, the numbers and the ask.
- Sales brochuresA property coming to market, laid out for buyers.
- Leasing brochuresThe space, the neighbors and the terms, for prospective tenants.
- Proposals and brand decksA new venture or a new identity, presented for sign-off.
Made to orderPowerPoint · PDF · in your brand
Need a deck or a flyer?
Built by us from your model, your photos and your notes, in your brand, and delivered ready to present, print or send.
Start a deck →send what you've got
← All work
Multi-City Shopping Network
Eleven city shopping guides, each with its own look, drawings and voice, all on one engine we built: the research, the writing, the maps and search, and the jobs that keep every city current on their own.
11 cities, all live
- Who
- Cities, landlords, districts and brands with more than one place
- What
- A network of sites: directories, maps, guides and search, each in its own style
- How
- By us: one engine, every city researched, written and designed from scratch
- 11
- Cities live
- 131
- Shopping districts
- 2,700+
- Shops mapped
- 139
- Guides written
- 447
- Original drawings
- 28
- Automated jobs
- Research at scaleEvery shop geocoded, its hours, photos and website pulled in and checked before it lists.
- A design system, not a templateOne set of components; each city brings its own palette, type, drawings and way of talking.
- Content that keeps comingNew guides are planned, written, fact-checked and published on a schedule.
- Built to be foundSearch markup, sitemaps and fast static pages in every city.
the real sites. pick a city.
One engine, eleven identities
same bones. different soul.
Every city starts from the same components and gets its own design pass: a palette pulled from the place, a headline face and a handwriting, a hand-drawn streetscape of its shopping streets, and dozens of drawings of its landmarks and food. 447 original drawings across the network, and counting.
MIAMI ShoppingVisit site ↗
Flamingo
Fly's Eye Dome
Art Deco
Lifeguard stand
Cafecito
Stone crab
CHICAGO ShoppingVisit site ↗
Deep dish
The L
Water Tower
Chicago dog
Willis Tower
Navy Pier wheel
NEW YORK ShoppingVisit site ↗
Liberty
Yellow cab
Empire State
Bagel
Brooklyn Bridge
Pizza slice
DC ShoppingVisit site ↗
Capitol
Zoo panda
National Cathedral
Half-smoke
Lincoln Memorial
Eastern Market
LA ShoppingVisit site ↗
Palm
Griffith
Clapperboard
Taco
Surfboard
Roller skate
SF ShoppingVisit site ↗
Cable car
Golden Gate
Sea lion
Sourdough
Painted ladies
Dungeness crab
Vegas ShoppingVisit site ↗
Neon sign
Chips
Martini
Fountains
Wedding chapel
Joshua tree
Orlando ShoppingVisit site ↗
Orange
Rocket
Swan boat
Gator
Fireworks
Epcot
Aspen ShoppingVisit site ↗
Gondola
Maroon Bells
Hotel Jerome
Ski boot
Music tent
Wheeler Opera
Vail ShoppingVisit site ↗
Gondola
Chalet
Clock tower
Skis
Covered bridge
Cocoa
What is under the hood
ResearchData pipelines
- Every store address geocoded and pinned
- Opening hours harvested and checked
- Shop photos, website previews and Instagram posts pulled in
- Restaurants, hotels and parks mapped the same way
DesignA themeable system
- One component library across every page type
- Per-city tokens: color, type, drawings, voice
- Hand-drawn street maps with landmark drawings
- Fast on phones, no app to install
ContentAn editorial engine
- A planner keeps six weeks of guides on the calendar
- A writer drafts, verifies and publishes on schedule
- Weekly events and local news refresh themselves
- Editorial standards written down and enforced
QualityChecks that never sleep
- Monthly audit of every business against a cited source
- Map pins, links and photos tested automatically
- Each city tracked against the others for completeness
- Traffic and search analytics collected per city
It runs itself
while you sleep
- Every dayPublishes on scheduleGuides on the content calendar go live on their date, and the news strip refreshes each morning.
- Every weekWrites and plansNew guides are researched and written, events are refreshed and the calendar is topped up.
- Every weekChecks data qualityHours, addresses, photos and links are tested across every city, and anything broken is flagged.
- Every monthAudits every businessEach listing is verified again against a cited source. Changes publish, closures come down.
28 automated jobs across the network. Nobody has to log in to keep a city alive, and a new city joins the schedule the day it launches.
Built to be found
What a search engine reads · one Philadelphia district page
P
Philadelphia-Shopping.comphiladelphia-shopping.com › rittenhouse-row
Rittenhouse Row Shopping Guide | Philadelphia-Shopping.com
The complete guide to shopping on Rittenhouse Row — Philadelphia's most prestigious retail corridor. Luxury boutiques, fine jewelers, and the best of Walnut Street.
- Every listing, readableEach shop, restaurant and hotel is marked up with its address and map coordinates, so a search engine can read it.
- A page for every searchEach district and guide has its own title, description and clean web address.
- Questions answeredGuides carry the questions shoppers ask, written out and marked up as FAQs.
- Fast and readableStatic pages, light images and text contrast that passes accessibility checks.
Same engine, your portfolio
one place or fifty
The engine works anywhere you have more than one of something: properties, locations, districts, brands. Each one gets its own look, voice and content. Underneath, they share one structure, one standard and one set of jobs that keep every one of them current.
Each one its own
- A palette, type and drawings pulled from its place
- Copy written for the people who use it
- Its own pages, guides and listings
All of them in step
- The same components, quality bar and search setup
- Updated, audited and published on one schedule
- A change made once reaches every site
Made to orderOne site or a network
Have more than one place to show?
A city, a portfolio or a group of locations: we research and write the content, design each one for its place and build it to be found and to run itself.
Start a site →tell us the places
← All work
Club Mahj
A social app for American Mahjong. Players track their wins, clear the card, and see how their table is doing.
Coming soon to the Apple App Store- Who
- Clubs, communities and brands with a following
- What
- Social apps: accounts, groups, feeds and scores
- How
- By us, in your brand, for the phones people carry
- Clear the cardEvery hand you win gets checked off for the year.
- Tell the tableA win posts to your group's feed the moment you log it.
- Climb the boardThe table ranks itself as the season goes on.
- Score the gameKeep score at the table, hand by hand.
- Learn as you goTap-through lessons, from the first tile to the first win.
the real app. tap around.
In the app
log the win
Made to orderAccounts · groups · live feeds · themes
Have an app in mind?
Built by us around how your people already do things, in your brand, on the phones they already carry.
Start an app →a rough idea is plenty
← All work
Retail Brand Website
A complete brand and website for a children's clothing line: the identity, the product line and its photography, a library of 42 drawn patches, the storefront and an early-access list, all built around one signature feature, a product builder where shoppers design the piece themselves.
Children's clothing brand · launching soon- Who
- Retail and direct-to-consumer brands launching or relaunching online
- What
- Brand site, storefront and a custom product builder
- How
- By us: brand system, copy, photography direction and the build
The live site did not load here. This is a still of it.
The whole site
every page sells.
A launch home pageThe brand, the product and the offer in one screen
How it worksThree steps that sell the idea before the product
The collectionEvery piece with its price, one tap from its page
The packaging storyWhy the box matters, told with product photography
How one gets madeAn interactive walk-through, step by step
The early-access listSign-ups before launch, with a reason to join
The signature feature
Make one now
Shoppers pick a piece and a color, type a name and drag patches exactly where they want them. The preview updates as they go, and the look they made can be saved before launch.
The brand system
built to feel like a gift.
Display · Caprasimo
MAKE IT YOURS
Interface · Fredoka
Pick a piece. Make it theirs.
Body · DM Sans
Beautiful pieces for children, finished by the child who wears them.
Labels · Monospace
COLLECTION — GARDEN PARTY
- Cabernet#4A1220
- Ink#2B1016
- Cream#FBF4E9
- Linen#F3EDE2
- Citron#E0E356
- Lavender#9C9BFA
- Denim#2E4A72
- Stone#8A7F72
The product line
every piece, every color.
The Sweat SetCabernet · $78
The Sweat SetInk · $78
CrossbodyDenim · $48
Day BackpackDenim · $58
Beanie & GlovesCabernet · $38
Beanie & GlovesInk · $38
The patch library
42 patches · 5 collectionsHappy Place
Lucky Girl
All-Star
Rock Star
Garden Party
What is under the hood
BrandA full brand system
- Custom type, palette and voice
- Photography direction for every product
- Packaging and story built into the pages
StorefrontEvery page a shop needs
- Home, shop, product, studio, about and FAQ
- A page for every piece, color and size
- Customer gallery and reviews
BuilderReal drag and drop
- Mouse, touch and pen all work
- Patches stay inside each piece's printable area
- The name is drawn in thread colors as it is typed
GrowthBuilt to launch
- An early-access list that saves each shopper's design
- Search-ready pages and fast loads on phones
- Ready to plug into checkout when the shop opens
Made to orderYour products · your photos · your brand
Launching a brand online?
We build the whole site around your products and your story, with the one feature that makes yours different at the center of it.
Start a store →bring the product photos
We make it happen.
Tell us what slows you down or what you wish you had. We design it, build it and keep it running, in real estate or anywhere else.
why us?
- Built around you
- No working around someone else's software limitations.
- Made to fit
- Everything you need. Nothing you don't.
- A real person
- Someone who answers and keeps improving it, not a support ticket.
Start with a question
- What would make your job easier?The task you put off, the report that takes all week, the thing only one person knows how to do.
- What do you do over and over?Re-keying numbers, copying between spreadsheets, sending the same email every month.
- Which process could run better?Where things wait, get lost or get done twice.
- How should you look to your clients?The style, the tone and the level of polish your name should carry.
- What do you wish existed?If it only lives in your head so far, that is enough to start.
- Thought of something?Tell us about it →
Need a spark?
just to name a few…
Then we get to work
- Intro conversationWe talk through what you need and what you already have.
- Proposal and timelineWritten for your project: the scope, the price and the schedule, before any work starts.
- BuildYou see a working version early, with your own material in it.
- Launch and upkeepHosted, maintained and updated as your needs change.
Every project is custom, so there is no standard price or turnaround. Yours come in the proposal.
Let's talk.
A name and an email are enough to start. If you have more, tell us what slows you down or what you wish existed, and we'll set up an intro conversation.