Can I buy due diligence software for just one deal?

Yes. Moraine's due diligence suite is $3,000 one-time per deal, separate from the Individual subscription. It covers unlimited deal documents, module reruns, findings, citations, and IC-ready outputs for that property, with no annual contract.

What happens if the seller sends more documents after I buy?

Add them to the same deal and rerun the relevant modules. The one-time purchase includes unlimited deal documents and module reruns, and access stays with the property for your team.

Is due diligence included in the Individual plan?

No. Individual is $300 per month for unlimited underwriting models, scenarios, Excel exports, the full report catalog, and the modeling agent. The due diligence suite is a separate $3,000 one-time purchase tied to one property.

Does Moraine replace my attorney, environmental consultant, or third-party reports?

No. Moraine organizes the data room and surfaces findings with page-level citations so your advisors and underwriter spend their time on judgment. A qualified underwriter should still review open items, source conflicts, and assumptions before IC.

What property types does single-deal diligence cover?

Office, retail, and industrial. Moraine does not support multifamily, hotel, self-storage, or single-family.

Is the output a PDF report?

Partly. The IC-ready memo is an Excel (XLSX) workbook, and the due diligence modules also have per-module PDF reports. Moraine does not produce an IC memo as a PDF or Word document.

Full Due Diligence on One Deal, No Annual Contract

Short answer: if you are buying a single office, retail, or industrial property and want full due diligence without signing an annual software contract or a consultant engagement, Moraine’s due diligence suite is $3,000 one-time per deal. That covers unlimited deal documents, module reruns, findings, citations, and IC-ready outputs for that property. It is separate from the $300-per-month Individual underwriting plan. One honest limit: outputs are Excel workbooks, not a formatted PDF report, and a qualified underwriter still reviews the findings before IC.

Why a one-deal buyer gets squeezed

Diligence tooling is sold to firms that do diligence all year. If you are a family office closing two deals this year, a sponsor doing your first office acquisition, or a fund that only needs extra capacity on one complicated retail center, an annual seat is the wrong shape. A consultant engagement is priced for the institution, not the deal. So smaller buyers skip steps, and the smaller deals are exactly where an unread amendment or an unrecorded easement does the most damage relative to equity.

A per-deal price fixes the shape of the purchase. You pay for the property you are actually buying.

Who this is for, and who it isn’t

This is for you if:

You are buying one office, retail, or industrial property and want the full document set reviewed with citations.
You are a family office, independent sponsor, or small fund without an in-house diligence bench.
You already underwrote the deal (in Moraine, ARGUS, or Excel) and now need the diligence file under a PSA deadline.

This isn’t for you if:

The property is multifamily, hotel, self-storage, or single-family.
You need a single formatted PDF or Word IC memo delivered as-is. The IC-ready memo is an Excel workbook, with per-module PDF reports.
Your procurement requires an issued SOC 2 Type II report today. The management assertion letter is complete; the audit report has not been issued.
You expect software to replace legal, environmental, or engineering professionals. It doesn’t.

The workflow, step by step

1. Create the deal and upload the data room. From the Acquisition pipeline, open the deal’s row menu (⋯ → Documents). Click Upload documents; folders are fine, and structure helps (a folder per tenant works best). Leases and amendments, rent rolls, T-12s and historical statements, and third-party reports all go here.

2. Clear the categorization queue. The Categorization tab lists every file with the classification Moraine gave it. Filter to Needs Review, Unclassified, or Low Confidence and fix anything wrong before analysis, so a misfiled estoppel doesn’t mislead a module. The File Browser tab shows raw uploads in their folder structure.

3. Begin due diligence. On the DD Checklist tab, click Begin Due Diligence (the Start Analysis banner). Analysis takes a few minutes. The deal’s row shows Diligence active while it runs.

4. Read the checklist census. After the run, the DD Checklist shows the found, missing, and partial census of what a diligence file room should contain. The missing list is your next request to the seller.

5. Work the findings. The deal’s left nav lists Diligence, Findings, and IC Summary. Findings carry page-level citations, so you can open the source and verify before you escalate. Where the documents don’t state whether a lease is executed, extended, or month-to-month, Moraine opens a review item instead of guessing.

6. Rerun as documents arrive. Lease amendments, a revised rent roll, the title commitment: add them to the same deal and rerun the relevant modules. Reruns and additional documents are included in the one-time price.

7. Export for IC. Export the IC-ready outputs as XLSX. If you also underwrote in Moraine, the same deal carries the model and its Source Lineage & Warnings report, so the diligence file and the underwriting sit together.

Pricing, integrations, and limits that apply

Due diligence suite: $3,000 one-time per deal, separate from Individual. Unlimited deal documents, module reruns, findings, citations, and IC-ready outputs for that property.
Individual (optional): $300 per month for unlimited underwriting models, scenarios, Excel exports, the full report catalog, and the modeling agent. Month-to-month.
Trial: 14 days of unlimited underwriting with Excel exports, starting when the first usable model is ready. No card, no automatic charge.
Team: from $1,500/month for five users, with shared seats, centralized billing, and standard onboarding.
Institutional: from $75,000/year for up to 10 users, unlimited first-pass underwriting, 15 diligence transactions, guided onboarding, and two legacy-model conversions. Enterprise: custom annual pricing, including SSO/SAML.
Integrations: XLSX exports that drop into existing Excel and IC templates. No native Yardi or MRI connectors.
Limits: office, retail, and industrial only. No single IC memo PDF; the IC-ready memo is Excel. No live multi-user editing. No lease-status guessing.
Security: documents are never used to train Moraine’s or third-party models; each firm’s data is isolated at the database level.

How this compares

A diligence consultant or outsourced analyst. Brings judgment and a deliverable, priced per engagement, on the consultant’s calendar. Moraine is a fixed per-deal price and runs when you upload. Many buyers will still want counsel and third-party reports; Moraine shortens the document review underneath them. See AI due diligence vs traditional consulting.

Annual diligence or deal-management software. Makes sense at high deal volume. At one or two deals a year, you pay for months you don’t use.

Doing it yourself with a checklist. Cheapest in dollars, most expensive in hours, and easiest to shortcut under a PSA deadline. Our commercial property due diligence checklist is a good baseline either way. For a wider view of the market, see the due diligence software pricing comparison.

Buy diligence for the deal you’re closing

Start on the trial to build the model, then add the diligence suite for the one property you’re taking to close.

Start a free trial → 14 days of unlimited underwriting with Excel exports, starting when the first usable model is ready. No card, no automatic charge.