UseSuelo
Lease Intelligence
Your portfolio is your
strongest negotiating asset.
Start using it.
UseSuelo gives corporate real estate teams at growth-stage companies the deal memory, market intelligence, and transaction structure they need to negotiate from a position of knowledge.
Early Access — 2026
The Problem
Real estate is your second-largest cost. The data governing it lives in PDFs.
At Series C+ tech companies, the real estate portfolio has outgrown the tools. Lease data lives in PDFs, broker abstracts, and emails. Every new negotiation starts from zero.
📄
Data locked in documents
Lease terms, critical dates, and financial obligations buried in PDFs. No structured record, no searchable history.
📊
No negotiation memory
What was the TI on the last Austin deal? What free rent did we get? Nobody knows. The institutional knowledge leaves with the person.
🗂️
Transactions run on spreadsheets
Site searches, approvals, broker intelligence — all tracked in disconnected files. Version control is a mess. Nothing is in one place.
The Solution
One platform. Full transaction lifecycle.
UseSuelo connects the requirement → search → negotiation → execution loop and builds a structured, persistent record of every deal — so the next one is smarter than the last.
→
→
03
Long List → Short List
→
→
✦ Every deal adds to the institutional memory. The portfolio gets smarter with every lease signed.
Product — Overview
Dashboard
Portfolio Overview
Active Leases
14
3 markets
Total Portfolio SF
218k
RSF across portfolio
Annual Rent Obligation
$4.2M
Current year
Active Transactions
3
In progress
Transaction Velocity (avg days)
Product — Transactions
Space Requests
+ New Request
| Team |
Market |
Headcount |
Space Type |
Target Move-In |
Status |
| Engineering — Platform |
Austin, TX |
45 |
Full floor |
Sep 2026 |
In Progress |
| Sales — EMEA |
London, UK |
22 |
Collaborative |
Q4 2026 |
Pending Approval |
| Operations |
New York, NY |
18 |
Open plan |
Jan 2027 |
Approved |
Approval chain tracked per request — HR · Finance · Country Manager · Executive Sponsor
Product — Site Selection
Candidate Sites
Engineering — Platform · Austin, TX
| Building |
SF |
Asking Rent PSF |
Asking TI PSF |
Condition |
Stage |
The Domain — Tower 3
Austin, TX |
22,000 |
$48.50 |
$85 |
Spec suite |
Shortlist |
Saltillo Plaza — Level 4
Austin, TX |
19,500 |
$44.00 |
$75 |
Warm shell |
Longlist |
Congress Ave Center
Austin, TX |
24,200 |
$52.00 |
$90 |
Full floor raw |
Longlist |
Lamar Union — East
Austin, TX |
17,000 |
$41.00 |
$65 |
Second gen |
Eliminated |
Product — Negotiation Intelligence
Your portfolio is your leverage.
Precedent Engine
Austin, TX · Comparable deals
| Building |
SF |
Rent PSF |
TI PSF |
Free Rent |
Signed |
3rd + Congress — Flr 12
Austin, TX · Your deal |
18,400 |
$42.00 FSG |
$78 |
6 mo |
Mar 2025 |
Frost Tower — Flr 8
Austin, TX · Your deal |
12,200 |
$39.50 FSG |
$70 |
4 mo |
Nov 2023 |
✦ Your last Austin deal: $42 PSF FSG · $78 TI · 6 months free rent. Use this as your floor in the new negotiation.
Product — AI Extraction
Upload a lease. Get structured data.
Lease Detail
3rd + Congress — Floor 12 · Austin, TX
Extraction Complete
Base Rent PSF (Annual)
$42.00
FSG · Annual escalation 3%
TI Allowance PSF
$78.00
Landlord-managed construction
Free Rent
6 months
Abated at lease commencement
Lease Term
7 years
Mar 2025 → Feb 2032
Extracted from PDF · 9 data categories · 58 fields · AI-powered via Anthropic API
Security & Trust
Your documents. Your data. Full stop.
Infrastructure
Google Cloud Platform
Hosted entirely on GCP — Cloud Run, Cloud SQL Enterprise (PostgreSQL), Cloud Storage, and Secret Manager. Production-grade infrastructure with Google's security controls and compliance programmes.
Data Protection
Encrypted at rest and in transit
All data encrypted at rest in Cloud SQL and Cloud Storage. All traffic over HTTPS/TLS. Credentials managed exclusively through Secret Manager — no plaintext secrets in application code.
AI & Extraction
Anthropic API — no training on your data
Lease text is sent to the Anthropic API for structured extraction only. Anthropic does not train models on API data. For clients with strict data residency requirements, extraction can run under a client-supplied API key.
Access Control
Your data is scoped to your account
Lease documents and extracted data are accessible only to authenticated users within your organisation. No data is shared across accounts. No lease data is used outside your environment.
Finance & Compliance
CRE produces the data. Finance owns the obligation.
Under ASC 842 and IFRS 16, every operating lease must be recognised on the balance sheet as a right-of-use asset and a corresponding lease liability. Finance needs accurate, structured lease data to calculate and maintain these positions — and they depend on CRE to provide it. IFRS 16 is the equivalent standard applied across Europe, Australia, and most international jurisdictions.
In most companies, that handoff is a spreadsheet email. UseSuelo makes it a structured record — consistent, auditable, and always current.
What finance is calculating
· ROU Asset — right-of-use asset at lease commencement
· Lease Liability — present value of future lease payments
· WADR — weighted average discount rate across the portfolio
· WALT — weighted average lease term remaining
· Lease modifications — amendments requiring balance sheet reassessment
What UseSuelo delivers for finance
Lease commencement & expiry dates
Extracted from every lease. Drives the lease term used to calculate ROU asset and liability at commencement.
Step rent schedule (year-by-year)
Future lease payments with escalation applied. Used to discount to present value at the incremental borrowing rate.
Renewal options & termination rights
Extracted and flagged. Finance must assess whether renewal is reasonably certain — this changes the lease term used in the liability calculation.
Variable lease payments & OpEx structure
CAM, RE taxes, and pass-through structure extracted. Variable payments excluded from lease liability — fixed payments included.
Market Opportunity
A large, underserved market.
Corporate real estate software is dominated by enterprise platforms built for Fortune 500 property teams. Growth-stage tech companies — 10 to 100 leases — have nothing purpose-built for them.
4,600
Series C+ tech companies globally — verified from GrowthList, 2026. ~2,000 meet the 10+ lease threshold.
$5.65B
Lease management software market, 2026 — Grand View Research. Growing at 6.4% CAGR through 2030.
$36M
Near-term SOM — 2,000 addressable companies × $18k ACV. Below Visual Lease's verified $37k average.
TAM: $26B commercial real estate software (Verified Market Research, 2026)
SAM: $5.65B lease management software (Grand View Research, 2026)
The Founder
"I built the tool
I always needed."
George Bonnin is a corporate real estate and capital programs leader with over 20 years of experience across portfolio strategy, site selection, lease negotiation, and large-scale buildouts — operating across North America, EMEA, and APAC for some of the world's most demanding technology and financial services companies.
TikTok
Waymo
AXA
SiriusXM
$40M+
Capital programs directed
$3.5M+
In lease savings delivered
3 regions
Americas · EMEA · APAC
Why UseSuelo exists
After 20 years managing these portfolios — and repeatedly hitting the same wall of fragmented data, static spreadsheets, and institutional knowledge trapped in documents — I built the tool I always needed.
— George Bonnin, Founder
Why Now
Built from the inside out.
The data model comes from experience, not research. Built from direct operational work — site selection, lease negotiation, global portfolio management at technology companies.
AI makes structured extraction viable for the first time. Lease abstraction was historically expensive and slow. LLMs change the unit economics entirely.
The market is moving. Post-pandemic portfolio rationalization has left CRE teams leaner, with less institutional knowledge and more complexity to manage.
Warm go-to-market. Target customers are former colleagues and direct network. No cold outreach. First pilots from relationships where trust already exists.
Coming Soon
Portfolio Intelligence — Executive Reporting
Roadmap · 2026
Portfolio Summary
Q2 2026 · 14 Active Leases · 8 Markets
Generated by UseSuelo™
May 2026
Cost per Seat
$14,820
Portfolio avg · annualised
Effective Rent 1
$58 /SF
vs. $71 face rent
Free Rent Captured
$2.1M
Across 14 leases
TI Shortfall 2
$4.3M
Amortised over lease terms
Effective vs. Face Rent — $/SF/yr 1
Cost per Seat — Annual $/seat
1 Effective rent = face rent adjusted for free rent periods and TI allowance amortised over the lease term using the portfolio weighted average discount rate (WADR). Reflects the true economic cost of occupancy net of landlord concessions.
2 TI shortfall = difference between market-rate TI allowance per market comp data and the landlord contribution negotiated at signing, amortised over the lease term at the applicable discount rate using the annuity (PMT) method.
Illustrative mock-up — Portfolio Intelligence module is on the 2026 roadmap
UseSuelo
Lease Intelligence
Ready to see it on your portfolio?
UseSuelo is in early access. We're working with a small number of CRE teams to build the right product. If your portfolio is outgrowing your spreadsheets, let's talk.
george@usesuelo.com
usesuelo.com