Unlevered vs Overline

What Overline is good at

Overline vs Unlevered, head to head

Every price shown is a figure the provider publishes; where a firm doesn’t publish pricing, it says so. Marketing and performance claims are left off deliberately — this compares what you can verify.

Figures current as of August 2026; check Overline’s site for the latest.

Where Unlevered differs

The honest case for choosing Unlevered over Overline — not a claim that it wins on every axis. The table above says where Overline is the better fit.

• Rebuilt from the property's own documents and photos, priced component by component

  This is the substantive difference between two engineered providers. Overline models from site analysis — satellite imagery and construction data. Unlevered rebuilds from the property's own source documents and photos, prices the deduction component by component from a governed cost catalog, and matches every component to its room. Verifying each component against the property's own evidence is what lets a study stand on defensible short-life 5- and 15-year basis rather than a modeled approximation.

• Reproducible, cited, and filing-ready — the work is all readable

  Both providers are engineered and signed, so this is the deciding difference. Every component classification in an Unlevered study carries its citation; the study is fully reproducible — the same inputs produce the same study, with AI kept to peripheral verification rather than the number itself; and it ships with filing-ready workpapers (the §481(a) catch-up, the depreciation schedule, and the fixed-asset schedule) that reconcile to the tax forms. Built to the IRS Cost Segregation Audit Techniques Guide, your CPA can stand behind every number — and you can read all of it, page by page, before you buy.

• Read the full study, not a visual preview

  Overline shows a visual preview but doesn't publish a downloadable study. Unlevered publishes complete anonymized studies — every page, including the citations and the depreciation schedule — so you can read the whole thing before you buy.

• Published flat price and CPA optional

  Overline starts at $1,000 for a simple single-family — often a lower entry price than Unlevered's published $5,000 / $10,000. Unlevered's difference is a single flat published price regardless of the sales conversation, the full study readable up front, and your CPA optional rather than assumed.

Unlevered’s founder made the case for the deterministic method in Accounting Today: the core calculation must be reproducible from the same inputs, with AI kept to peripheral verification rather than the number itself.

Common questions

Is Overline or Unlevered better for a short-term rental?

Both are engineered and signed, so either can produce a defensible short-term-rental study. Overline builds from site analysis — satellite imagery and construction data — and signs with a named ASCSP engineer, starting at $1,000 for a simple single-family. Unlevered rebuilds the property from its own documents and photos room by room, prices it component by component, publishes full anonymized STR studies you can read first, and keeps your CPA optional. For an STR, the deciding factors are usually price, whether you want to read the finished study before buying, and whether you prefer site-analysis or document-rebuild engineering.

What's a good Overline alternative?

Overline is already an engineered, signed provider, so a like-for-like alternative is another engineered-and-signed option. Unlevered is the closest: engineered, deterministic, signed, with component-level pricing verified against the property's own documents and photos and full anonymized studies published to read before you buy. RE Cost Seg is another engineered residential and STR option; the comparison hub covers all three.

How does Unlevered compare to Overline?

Overline is fully engineered with satellite-and-construction-data site analysis, signed by a named ASCSP cost-seg engineer, from $1,000 for a simple single-family, with a visual preview rather than a downloadable study. Unlevered is engineered and deterministic — rebuilt from the property's own documents room by room and priced component by component — at a published $5,000 / $10,000, prepared and signed by Unlevered with your CPA optional, and it publishes complete anonymized studies you can read first. They are the two most similar providers here; the differences are transparency, reproducibility, and price structure.