SERVICE · INVESTMENT MEMOS

Memos written the way principals read them.

Executive summary first. Risk framework explicit. Sensitivities at the assumptions that actually move the deal. For sponsors, this is raise readiness — the same discipline your capital-raise materials inherit.

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What We Write

How we help

Decision memo (hold/sell, refi/hold, JV/sell)

3–4 business days

For the moment a single decision needs to be made.

IC memo / package (acquisition or disposition)

5–7 business days

Full committee package on the sponsor's brand.

IC memo + capital stack + sensitivities

7–10 business days

When the structure is as much the story as the asset.

Portfolio IC (multi-asset)

10 business days

For the deal where the answer isn't on one page.

Lender memo (loan request package)

4 business days

For the credit committee, in their format.

Board-level summary (one-pager + appendix)

3 business days

The version that gets read at 2am.

The Email Discipline

The email is measured. The model is the truth.

We never confuse them.

In the Email

  • Year 1 NOI
  • Going-in cap rate
  • Price per square foot
  • 2–3 Key Risks, plainly stated
  • Pricing Guidance (price + cap only)
  • Subject: deal name + location + cap or ask

Stays in the Model

  • IRR (levered & unlevered)
  • Equity multiple
  • Cash-on-cash by year
  • DSCR by year
  • Leverage / LTV
  • Exit cap

The model is the truth. The email is informational. The buyer gets both — the model in their inbox, the discipline on the page.

Pricing

Pricing scoped to your deal. Request a quote and we'll come back with deliverable, fee, timeline, and terms on one page. Deal-marketing packages run on a published menu.

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The Voice

Written in your voice, using your assumptions.

The best IC memos read like the sponsor wrote them. The worst read like a consultant wrote them. The difference is voice — and voice is a craft, not a template. Capistrano writes in your voice, using your assumptions, framing the deal the way you would. The first draft is 80% there because we read your prior memos first.

Who It's For

Sponsors raising, owners selling, brokers pitching.

Sponsors raising capital

Committee-ready packages on the sponsor's brand.

Owners deciding to sell

Decision memos that frame the moment clearly.

Brokers pitching listings to institutional buyers

IC-grade packages that match the buyer's format.

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Every engagement begins with a short scoping conversation.

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Want to see the schema in action? Get the toolkit →Download the Capabilities One-Pager (PDF) →