Scopebase
Inspection PDF to deal brief in ~60s

Know the repair risk before your option period runs out.

Scopebase parses your inspection findings into a trade-level repair scope with LOW/MID/HIGH cost ranges, flags roof, HVAC, foundation, electrical, and plumbing risks, and returns three MAO scenarios — conservative, standard, and aggressive. You see where the deal is solid, where it breaks, and what still needs field verification — all before your option period clock runs out.

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scopebase · repair estimate

Subject property

1847 Maple Ave, Dallas TX 75204

Heavy Renovation
Generated in 47sConfidence: 82%

Estimated Rehab Range

$58.4K

LOW

$68.1K

MID

$79.3K

HIGH

TradeLOWMIDHIGH
Roof tear-off & replacement$7.2K$9.1K$11.8K
HVAC replacement (2.5-ton)$9.4K$11.4K$14.2K
Electrical panel (200A upgrade)$3.2K$4.1K$5.6K
Foundation repair (helical pier)$12.4K$16.2K$21.5K
Plumbing (partial re-pipe)$4.8K$6.1K$8.2K

MAO Scenarios

Conservative65% LTV
$132,000
Standard70% LTV
$141,000
Aggressive75% LTV
$149,000

Foundation pier count not specified; verify during inspection

Roof age: seller states 8yr; inspection photos suggest 12-15yr

How it works

From deal notes to a repair range in about a minute for most runs.

Drop in an inspection report, address, or your own notes. Scopebase structures the scope, flags what can break the deal, and surfaces a Low/Mid/High repair range with MAO math.

Input

📄

Inspection PDF

Upload any standard home inspection report

📍

Address + deal notes

Address, ARV estimate, property description

📝

Rough scope notes

Paste or type what you observed on the walkthrough

Multi-stage

pipeline

About a minute

Output

Repair line items

Foundation, roof, HVAC, plumbing, electrical, cosmetic — scoped and priced

Low / Mid / High range

Three cost tiers with regional pricing. Not one optimistic number.

Risk flags

Deal-killer items surfaced before you bid

Uncertainty score

How wide is the range and why

MAO scenarios

Conservative / standard / aggressive offer ceilings

Verification checklist

What to confirm on site before you close

Who it's for

Built for every role in the deal.

Protecting flip margin, packaging a wholesale assignment, or reviewing a borrower's rehab budget. Scopebase gives you the numbers before you commit.

For Flippers

“Protect your margin before you make the offer.”

ARV $260K / Purchase target $145K / Repair $58K-$73K

MAO $141K - offer at $138K, accepted

For Wholesalers

“Attach a credible scope to the assignment.”

Buyer asked "what's the rehab?" - answered with line-item scope, 5 trades

Buyer objection removed - deal closed

For Lenders

“Flag borrower underestimates before draw exposure.”

Borrower submitted $42K scope / Scopebase flagged $61K-$70K range

Draw hold prevented $28K in unexpected exposure

The problem

One rehab number is not an underwriting strategy.

Most investors pick a number — $40K, $60K, whatever feels right — and work backwards. That number is usually the optimistic one. A bad repair estimate does not just hurt the deal. It can eliminate the margin entirely, surprise a lender, or trap capital in a project that should have walked.

The optimistic trap.

The number that gets deals done is usually the lowest number. Contractors underbid. Scopes miss hidden damage. The actual invoice arrives after closing.

The deadline pressure.

Option periods do not wait. You need a defensible range in hours, not a contractor quote in two weeks. One wrong guess, and you are either overcommitted or you walked from a deal you should have taken.

The lender problem.

Lenders flag borrower underestimates. A credible, structured scope protects you in the draw process and prevents unexpected holdbacks that kill the timeline.

What you get

A repair brief, not a guess.

Every analysis returns a structured output designed for deal decisions, not contractor scheduling.

Repair line items

Every trade area, from cosmetic work to major systems. Named, scoped, and priced from regional data.

Low / Mid / High estimate

Three cost tiers, not one optimistic number. Built from RSMeans city-index data and your inspection findings.

Risk flags

Foundation uncertainty, HVAC age, permit exposure, and code triggers surfaced before you bid.

Uncertainty score

How wide the range is and which items drive it. Tells you where the estimate is solid and where it needs a contractor to verify.

MAO scenarios

Conservative, standard, and aggressive offer ceilings with the repair range already baked in. Monte Carlo P10/P50/P90 when ARV is provided.

Verification checklist

A prioritized list of what to confirm on site before you close or request a repair credit from the seller.

CCIRSMeansPARCELCounty RecordsCOMPLocal MLSLISTINGRealtor.comAVMZillowAVMRedfinFLOODFEMA NFHLCLIMATENOAAPERMITPermit RecordsCCIRSMeansPARCELCounty RecordsCOMPLocal MLSLISTINGRealtor.comAVMZillowAVMRedfinFLOODFEMA NFHLCLIMATENOAAPERMITPermit Records
Validation flags

It tells you what it's unsure about.

Every estimate cross-checks line items against the inspection narrative, then surfaces conflicts and assumptions that drive cost.

Foundation type mismatchCritical

Inspector flagged hairline cracks at the southeast corner. The repair assumption uses pier-and-beam pricing, but the report describes a slab. Review before sharing.

page 14 · line 6Affects line item L#11 · review MID range
2 min ago
HVAC undersized: verify tonnageReview

The 2018 unit is listed in good condition but rated for 1,400 sf. The property is 1,840 sf. Confirm replacement or supplemental scope.

page 8 · line 3L#02 · 71% confidence
2 min ago
Comp coverage thin north of addressInfo

Only 2 active comps within 0.5 mi. ARV anchor falls back to 0.8 mi radius. Confidence on ARV reduced from 88% to 74%.

market dataARV anchor · wider range
auto
Regional pricing assumptions refreshedInfo

Pricing assumptions were updated for this market. Review the affected line items if you are comparing against older bids.

market dataapplied 0:09 ago
just now
2 action required · 2 info · 14 line items clear14 passing
90 sec
From inspection PDF to scoped repair range
vs. 3-5 days waiting on contractor walk-through estimates
3 MAOs
Conservative / standard / aggressive offer scenarios
Full cost breakdown per scenario: repairs, hold, financing, selling costs
Auto
Flood-zone detection with mitigation line item
FEMA NFHL check - if you're in a flood zone, it adds $12K-$18K automatically
10K
Monte Carlo simulations per estimate
P10/P50/P90 cost distributions so you know the upside and the tail risk
Risk intelligence

Risk mapped. Scope built.

Scopebase reads the inspection report and scores 12 repair categories for probability. Risk flags organize into a structured scope before you decide whether the deal is worth the walkthrough.

12 trade categoriesConfidence scoredRegional pricing
Inspection Report
412 Magnolia Drive
Houston, TX · 3,240 sqft
RoofHVACElectricalPlumbingFoundation

Why Scopebase

Built for the deal desk, not for the curious

ChatGPT gives you a number. A spreadsheet gives you a template. Scopebase gives you a decision — with the evidence, the regional pricing, and the investor math to back it up.

FeatureScopebaseInvestor-gradeChatGPTSpreadsheetDealCheck

Buy / Renegotiate / Walk verdict

Explicit recommendation for your deal

Inspection report parsing

Upload PDF — scope extracted automatically

Regional cost data

National coverage · deepest calibration in Houston and Texas

Flood zone detection + mitigation costs

FEMA NFHL auto-lookup per address

Monte Carlo P10 / P50 / P90

10,000 simulation risk bands

MAO at 3 scenarios

Conservative / standard / aggressive underwriting

Deal-killer flag alerts

Foundation, sewer, electrical age-risk surfaced first

Contractor verification checklist

Pre-offer / pre-close urgency flags per trade

Evidence citations on every line item

Tied to inspection report page + phrase

Negotiation brief (copy to clipboard)

Repair credit request script with dollar amounts

Lender-ready PDF

Cover page, ARV, MAO worksheet, executive summary

Actuals vs estimate tracking

Track where the model was off deal by deal

Full Partial Not available

Your first report is free. No credit card required.

Analyze My Deal Free
How it works

From property notes to MAO in about a minute.

One report holds the scope, cost range, assumptions, and offer math together.

01 · INTAKE

Drop the report or paste your notes

Upload a PDF and Scopebase reads it in full: narrative text, condition tables, section headings, and embedded images. Or paste property notes with the address and square footage. Both paths run the same pipeline.

02 · ANALYZE

Reads, groups, and flags every finding

Scopebase parses each section: condition tables, narrative text, and relevant images. It groups deficiencies into repair line items by trade and assigns a confidence score to each. Roof, HVAC, foundation, electrical, and plumbing each get their own risk flags. Scopebase flags thin-evidence items separately so you know what to verify on-site before you commit.

03 · ESTIMATE

Cost ranges, not single numbers

Each line item gets a LOW / MID / HIGH cost range built on RSMeans regional data, not national averages. Monte Carlo runs 10,000 iterations to produce P10 / P50 / P90 rehab bands with a probabilistic MAO on top. The output is a distribution you can actually read.

04 · EXPORT

Scope, MAO, and lender packet

Download a lender-ready PDF with the full scope and deal math, or share a read-only link with partners. There is also a negotiation brief export with your assumptions baked in. Personalization is on by default, so the analysis sharpens as you run more estimates.

Deal grades

Three levels of review. Match the deal stage.

Start broad when you are screening. Add evidence when the deal moves closer to an offer.

Tier I · Screening-grade

Screen a deal before you call a contractor.

Address and notes intake. Best for first-pass screening before you schedule a walkthrough.

UseFirst passTurnaround~58 secSourcesMLS · Public records · CCIOutputWeb report
Tier II · Diligence-grade

Bring a cleaner scope to the seller conversation.

Add the inspection PDF or detailed notes. Scope items line up with report findings, and validation flags call out conflicts.

UseOffer reviewTurnaround~3 minSources+ Inspection · PermitsOutputWeb + PDF
Tier III · Lender-grade

Share the repair logic with your lender.

Pair the estimate with bids, photos, and comp notes to build a tighter lender review package.

UseFile reviewTurnaround~24 hrSources+ Photos · GC bidsOutputLender PDF + audit log

Tier I screening is free. Most runs finish in about a minute.

Screen My Deal Free

Auto-detected · Before you ask

Flood zone risk added automatically to every estimate

Every address is cross-referenced against FEMA NFHL flood maps before the estimate runs. High-risk zones automatically receive flood mitigation line items and confidence adjustments. No inspector catches this on the initial walkthrough — Scopebase does it before you bid.

Zone AEHigh Risk

5614 Meyerland Dr · Houston, TX 77096

Auto-added to estimate

  • Flood mitigation — elevation survey + sump$4,200–$6,800
  • Foundation waterproofing allowance$3,500–$5,500

Meyerland flooded 3× in 2015–2017. Auto-detected from FEMA NFHL.

Zone XMinimal Risk

1820 Heights Blvd · Houston, TX 77008

No flood mitigation needed

No flood mitigation line items added. Confidence unchanged.

Zone AE / AOHigh + Sheet Flow

8921 Braeswood Blvd · Houston, TX 77025

Auto-added to estimate

  • Flood mitigation — AO sheet flow allowance$2,800–$4,200
  • Foundation inspection — slab displacement risk$850–$1,400

Dual flood designation — both AE and AO. Two mitigation items injected.

Flood risk is the most commonly missed cost in rehab estimates

A Zone AE property without a mitigation allowance can run $5K–$15K over budget after closing. Scopebase cross-references every address against FEMA NFHL before the estimate runs — no manual lookup required.

Check My Deal for Flood Risk Free

Free plan · FEMA NFHL checked automatically

Underwriting Infrastructure

What Scopebase Can and Can't Do

Built to answer the option-period question — buy, renegotiate, or walk — not to replace a contractor bid. Here is exactly how estimates are built and where the limits are.

01

Pricing Data

A benchmark for underwriting, not a contractor quote.

How prices are built

1

RSMeans CCI weights applied per metro

2

Regional labor adjustment: Houston +8% vs national

3

Material index multiplier: current cycle pricing

02

Validation

Flags what must be verified before your option period expires.

Validation summary - sample SFR

1

All major systems accounted for

2

Regional pricing within normal range

3

Foundation pier count not specified - verify on inspection

03

Variance

Pre-inspection ranges are intentionally wide. A screening tool that claims otherwise is misleading you.

How uncertainty is shown

1

LOW / MID / HIGH range per line item

2

Per-item confidence badge (HIGH / MED / LOW)

3

Total band width shown on every report

04

Privacy

Uploaded reports are treated as private deal documents.

Data handling

1

Not used for model training

2

Encrypted at rest (AES-256) and in transit (TLS 1.3)

3

User-controlled deletion from account settings

+/-30-50%

Expected pre-inspection accuracy range. Contractor walkthroughs and actual bids should tighten the number before closing.

Adapts to your deal style

Scopebase learns your underwriting preferences over time.

It does not retrain a model. It adjusts analysis defaults and output presentation based on how you actually use it — which scenarios you run, which assumptions you override, and what feedback you leave.

Risk assumptions

Conservative, standard, or aggressive MAO math — Scopebase tracks which scenario you actually use and weights future outputs accordingly.

Detail level

If you consistently request deep due diligence or prefer quick previews, the default analysis mode adapts to match your workflow.

Repeated markets

Deals you run in the same market or property type give the cost context more regional signal — narrowing ranges over time.

Feedback signals

When you flag a line item as too high, too low, or off-scope, that correction shifts how similar items are weighted on your next run.

Personalization is optional. You can disable it, reset your preference memory, or delete all personalization data at any time from Account → Personalization. When disabled, every run uses the same neutral baseline as a first-time session.

Deal evidence

Example Deal Scenarios

Anonymized beta examples. Property details and names changed.

How investors ran Scopebase on real deals and sharpened their offers before they committed.

"

I ran the inspection PDF through Scopebase before my walkthrough. It flagged the foundation pier count as unverified before my contractor even got there. Saved me from closing on a $40K surprise.

Marcus T.

Fix-and-flip investor · Houston, TX · 22 deals closed

"

The renegotiate script it generated — with exact dollar amounts per line item — is what I sent to the seller's agent. They took $14K off the price. I would have just asked for a round number without it.

Priya S.

BRRRR investor · Dallas, TX · 8 deals/year

"

I used to spend 2 hours building an Excel rehab budget before every offer. Now I paste the description and get a scoped first pass in about a minute with the line items already grouped by contractor. It's the first thing I do with a new deal.

Darnell W.

Wholesale & fix-and-flip · Atlanta, GA

0+Scopes Run (since beta launch)
0Markets Calibrated
< 60sMedian Run Time
0K+Line Items Priced
Houston, TX

SFR 3/2 · 1,650 sq ft · Fix-and-flip

Input: 14-page inspection PDF

Scope Range

$61K–$78K

Primary: HVAC replacement + foundation pier

Pier count not specified — verified on re-inspection

Offer revised down $18K. Bought at $129K, sold at $227K.

Atlanta, GA

SFR · 2,100 sq ft · Rental conversion

Input: Typed scope description

Scope Range

$43K–$58K

Primary: HVAC + roof system

Electrical panel age not noted

HVAC + roof scope moved MAO below asking. Passed on deal.

Dallas, TX

SFR · 1,900 sq ft · Wholesale assignment

Input: Walkthrough notes

Scope Range

$38K–$52K

Primary: Kitchen + cosmetic + mechanicals

Scope attached to assignment package. Buyer assigned without pushback.

Deal example

Use the scope in the offer conversation.

A sample deal view showing repair cost, MAO, and the line items behind the offer.

Sample workflow · Houston, TX
Start with the repair range, choose the MAO scenario, then decide whether the spread justifies a walkthrough.
OR
Example investor workflow
Sample output · anonymized deal scenario
Scope · 2410-elm-st.pdf0:54
MAO · 70/30
$182,400
+$3,800
vs. 75/25
Roof$10,200
HVAC$4,100
Kitchen$8,800
Flooring$4,200
Bath$6,400
17 items · 87% confidence · Houston CCI 87.4Lender PDF
Privacy and trust

Your deal data stays yours.

Inspection reports contain sensitive property and seller information. Scopebase is built around narrow data use, fast deletion, and no public exposure.

Private by default

Your inspection reports, property notes, and estimates are scoped to your account only. Nothing is shared with other users, indexed publicly, or used in aggregate outputs.

PDF uploads auto-deleted

Uploaded PDFs are parsed and immediately discarded. The raw file is not retained after the parse job completes — only the extracted findings travel into the estimate pipeline.

Secure billing

Payments are processed through Stripe. Scopebase never stores card numbers or billing credentials. Subscription controls are available directly from your account.

Full deletion on request

You can reset your personalization memory or request full account deletion from your account settings. Data deletion requests are reviewed and processed within 30 days.

AI estimate disclaimer

Scopebase estimates are for deal screening — accuracy is +/- 30–50%. They do not replace a professional inspection, contractor bid, lender appraisal, or legal advice.

Share on your terms

Share links are read-only and signed. You control whether each link allows PDF download. Revoke access at any time from the estimate detail page.

Request access

Tell us about your deals

Scopebase is invite-only. Share a bit about how you underwrite deals and we'll set you up with an account.

Resources

Tools and calculators for real estate investors.

Everything you need to underwrite repair risk before the offer.

Frequently asked

Honest answers, on the record.

Don't see what you're looking for? support@scopebase.org

01How accurate is a Scopebase scope?

Pre-inspection outputs are screening ranges — typically ±30–50% depending on what you provide. A full inspection report produces tighter ranges than a description alone. Every line item shows a confidence badge and what still needs field verification, so you know exactly where to focus diligence before you close.

02What sources feed the estimate?

RSMeans CCI-adjusted regional pricing, parcel records, flood-zone checks, permit context, and any inspection report or notes you upload. Key assumptions stay visible in the report so any lender or partner can challenge a number without calling you.

03Will my lender accept this?

The PDF is built for the hard-money and DSCR draw-request conversation — assumptions, MAO math, risk flags, and what still needs field verification. Use it to walk a lender through the deal before they ask for backup. Not a licensed appraisal, contractor bid, or engineering report.

04What if I disagree with a line item?

Override any line, change the assumption, paste a contractor bid, or pin a custom price. The report keeps your edit attached to the estimate so your MAO scenarios and exported PDF reflect the updated number.

05Which markets does Scopebase support?

Every U.S. market from day one. Houston has the deepest calibration — more contractor invoice data, more regional overrides, tighter ranges. Every other market runs on RSMeans CCI-adjusted pricing as the floor, with local actuals sharpening the ranges as they flow in.

06Is Scopebase replacing my inspector?

No — and it's not trying to. Scopebase is for the option period: before you commit to deeper diligence. It tells you whether the property deserves a contractor walk-through, a structural engineer, or a walk-away. You still need licensed professionals when the deal depends on field verification.

07What does it cost to get started?

Your first repair-risk brief is free — no credit card, no contractor, no spreadsheet. Paid plans add saved deal history, signed share links, actuals tracking, and higher-volume runs. You only upgrade once the tool is already saving you time on live deals.

08How is my uploaded inspection data handled?

Uploaded reports are treated as private deal documents — encrypted in transit (TLS 1.3) and at rest (AES-256), never used to train models, and deletable from your account settings at any time. Your deal flow is yours; we don't sell it or expose it to other users.

09How long does a scope take to run?

A first-pass screening run finishes in about a minute. Uploading a full inspection PDF adds a few minutes for parsing and line-item matching, since the scope lines up against the actual report findings. Either way, it's built to fit inside an option period, not a contractor's calendar.

Scopebase | Repair-Risk Deal Brief for Investors