Private beta
Meet Boldt,your new favorite hotel investment analyst.
Send Boldt the monthly statements, in whatever format your operators use. It does the whole job: the variance, the forecast, the valuation, the covenant tests. Every figure links back to the document it came from.
Join the private betaat Starwood Capital Group.
GOP was $912K against a budget of $1.03M, a miss of $118K. Two things explain most of it.
Rooms revenue came in $86K under budget as group pickup slowed: occupancy ran 74.1% against 78.0% in the budget. Rooms payroll ran $31K over plan, mostly housekeeping overtime.
Reads what your operators send
How it works
You send the statements. It does the month.
- 01
Send the statements
Drop in the month’s P&L, the budget, the STR report or the franchise agreement. PDF, Excel or a scanned page, from any management company.
- 02
It does the analysis
Every line mapped to USALI, then the variance to budget and last year, the forecast, the covenant tests and a value for the asset.
- 03
You review and approve
Ask about any number and see where it came from. Lender packages are assembled for your review before anything goes to the lender.
What it does
Four things it does that a spreadsheet never will.
Shown here on a demo portfolio of ten hotels.
Any layout in. One set of books out.
Every management company formats its P&L its own way. The analyst reads the page the way you would, maps each line to USALI, and asks you about the few it is not sure of.
Scanned pages are read twice, and a number is kept only when both readings agree.
Select the cells. Ask why.
Highlight anything in the Financials grid and ask about it. The answer comes back in plain English, and every figure in it is checked against the ledger before you see it. The same view exports to Excel in one click.
A forecast with its reasons written down.
It fills in the whole forecast, or suggests one input at a time: the figure, the reasoning and the evidence behind it. Where it is missing information, it says what it would need.
Trailing twelve-month ADR grew 3.9%. The comp set puts the ADR index at 95.0, so rate sits below the market with room to rise. A 210-room hotel opening 1.2 miles away in 2027 caps the gain.
The big question, argued from your numbers.
Ask it plainly. The analyst asks for what it is missing, like your exit cap rate or the refinancing terms, writes down your assumptions, runs the cash flows, and saves the analysis as a PDF and an Excel workbook.
Why you can trust it
Every number shows its source.
An AI that invents a number is worse than no AI at all. Every figure the analyst writes is tied to the record it came from and checked against it. When a figure cannot be verified, it is struck through and flagged, so you find out before your lender does.
Seaside Inn's debt service coverage fell to 1.18x, close to the 1.15x floor in the Atlas CRE loan. Last year it was 1.31x UNVERIFIED.
Checked every time
Each answer’s figures are checked against the ledger and the documents, and the result is shown right under the answer.
Nothing goes out without you
Lender packages are assembled for you to check. Nothing reaches a lender until you send it yourself.
Your data, walled off
Each company’s hotels and documents are kept separate at the database level. Your team sees your portfolio and nothing else.
Never used to train AI
The AI services Boldt uses are set to keep nothing and train on nothing. Your documents help improve Boldt only if your admin allows it.
The rest of the month
And the work that usually waits until Friday night.
Covenant watch
Loan DSCR and debt yield, plus brand standards pulled from the franchise agreement, tested every month. You hear about trouble while there is still room to act.
Lender packages
The monthly package each loan requires, assembled from the books on schedule and ready for your review, with the source of every figure.
Comp set and map
Import the STR report and see every competitor on a map, with the news about each one gathered daily.
Market research
Jobs, income, airport traffic and the hotels under construction near each asset, with their distance from yours. Refreshed every month.
Reports in your format
Owner reports, analyses and the Financials grid export to PDF, Excel and PowerPoint, ready to forward.
Why I built it
As an asset manager, I spent so much time sifting through PDFs, Excel files, PowerPoints and old analyses, tens of documents at a time, just to find what I needed. It made no sense to me that everything we knew about a hotel wasn't in one place where we could simply ask a question.
So I built what I wish I'd had. It gives you that time back: less time looking for information and decoding different formats, more time on the people part of the business.
Solomon Frey · Founder
Questions
What owners ask first.
- What does it need from us?
- The monthly operating statements, budgets and forecasts your management companies already send, in whatever format they come. Add the STR reports and the loan and franchise agreements if you want the comp set and the covenants tested. There is nothing to integrate.
- Can it read our management company's statements?
- It reads PDF, Excel, CSV, Word and PowerPoint files and scanned pages, and maps every line to the USALI chart of accounts. When a line could go two ways, it asks you, and uses your answer the next month.
- How long does it take to get started?
- Add a hotel and upload its recent statements and budget. The analyst works from them as soon as they are read, usually within minutes.
- Does it replace our asset managers?
- No. It does the reading, the mapping and the first pass of the analysis, so your team spends the month on decisions and on the operators.
- Is our data used to train AI?
- No. The AI services Boldt uses are set to keep nothing and train on nothing. To read more formats, Boldt may keep the layout of your statements, with names, addresses and figures removed. Using your whole documents as examples takes your admin's permission in Settings, and it can be turned off at any time.
- We lend on, broker or appraise hotels. Is it for us?
- Owners and asset managers come first. Join the list and choose "I lend on hotels" or "Something else": versions for lenders, brokers and appraisers come next.
Hand it next month's statements.
Access opens to a small first group of owners and asset managers. I will write to you directly when your spot opens.
Join the waitlist
Access opens to a small first group. Only the email is required.