Services
Madison Gate engagements are organized around four buyer outcomes: a fast go/no-go before more capital is committed, an institutional-grade sponsor-side diligence package, a pre-investment read for capital partners, or ongoing owner-side oversight during predevelopment and construction. Packages can be combined or customized for multi-project and program-level work. Final scope and pricing are confirmed in a written proposal for each engagement.
Site & Concept Quick Read
Fast Go / No-Go
For sponsors and owners evaluating a new site, an off-market opportunity, or a concept they have not yet committed real capital to. A focused first look at site, market, basic unit mix and design, indicative hard and soft cost ranges, schedule, and the realistic deal structure.
Delivered as a 3-5 page memo with a clear recommendation. Typical turnaround: 5 business days.
Sponsor-Side Diligence, Capital-Partner-Ready
A complete underwriting and feasibility review for sponsors preparing a deal for investment committee, family office, or institutional capital. Site and entitlement review, market and rent comps, unit mix and design feedback, hard and soft cost build-up, contingency and escalation logic, schedule and lease-up curve, capital stack and return sensitivity.
Delivered as a written diligence package the sponsor can forward to a capital partner. Typical turnaround: 10 business days.
Full Underwriting & Feasibility Diligence
Pre-Investment Diligence for Capital Partners
LP-Side Reads on Sponsor Packages
For family offices, LPs, and lenders reviewing a ground-up multifamily deal from a sponsor they don’t fully know. A structured, arithmetic-first pass on the sponsor’s proforma, capital stack, and business plan - yield-on-cost, development spread against institutional minimums, cap rate defensibility, rent growth assumptions, interest reserve sizing, disposition math, and internal consistency of the sponsor’s own numbers.
Delivered as a pass / conditional / recommend memo the capital partner can act on, with findings tied to source documents and third-party benchmarks. Typical turnaround: 5-7 business days.
Pre-IC / Pre-Capital Stress Test
Before You Walk into the Room
For sponsors and owners preparing a project for investment committee, family office presentation, or institutional capital partner. A full development and execution stress-test of the deal before exposure to capital - financial model, business plan, site plan and design, cost budgets, schedule, and contract assumptions.
Delivered as a written risk and execution memo plus 2-3 page IC / LP-ready summary. Includes 2-3 working sessions with the sponsor team. Typical turnaround: 3 weeks.
IC / LP Investment Memo Build-Out
Institutional Documentation, Built on Your Materials
For sponsors and operators who want institutional-style documentation built off their existing model and business plan for use with committees, lenders, and capital partners. Executive summary, deal overview, market, sponsor, capital stack, returns, risks and mitigants, and recommendation. Optional LP-facing summary derived from the same materials.
Delivered as a polished memo in the client’s preferred structure. Two revision cycles included. Available standalone or as an add-on to a diligence engagement. Typical turnaround: 10-15 business days.
Owner’s Representation: Active Construction
Owner-Side Oversight Through Delivery
For owners and sponsors in active construction who need consistent, hands-on representation across quality, schedule, budget, and contractor management. Structured site walk-throughs, participation in OAC and coordination meetings, ongoing review of schedule, pay applications, change orders, RFIs, and submittals. Monthly or bi-weekly written reports covering progress, risks, and required decisions.
Structured as a monthly retainer with defined site visit frequency and a monthly hours allocation. Typical term: 9-12 months, aligned with active construction.
Predevelopment Owner’s Rep: Light Retainer
Steady Oversight Through Entitlements & Design
For projects in entitlements, design, or early predevelopment that need steady ownership-side oversight without the intensity of an active-construction retainer. Coordination calls with owner, design, and GC; monthly review of draws, schedule, and material change orders; short monthly written updates covering risks and next steps.
Structured as a monthly retainer with a defined monthly hours allocation. Typical initial term: 6 months. Projects transitioning from predevelopment to construction typically migrate from this engagement into the active construction retainer.
Hourly Advisory
Targeted, Tightly Scoped Help
For tightly scoped questions or limited assignments that do not fit cleanly into one of the packages above. Common use cases include contract language review from an owner-side perspective, schedule or phasing sanity-checks, targeted constructability reviews, and one-time strategic calls on a live development or construction issue.
Billed hourly with a four-hour minimum for new clients.
Let’s Work Together
Indicative fees and engagement terms available on request. Each engagement is confirmed in a written proposal that sets scope, deliverables, fees, and timing in advance. Request a proposal on the form in this section.