Listing verification for hospitality M&A
The asking price is published. Almost nothing behind it is.
Inn, hotel, motel and campground listings advertise "turnkey," "profitable," occupancy, and seller-adjusted cash flow. A buyer cannot check any of it until weeks into diligence. Corbelworks reads a live listing and scores every material claim verifiable, unverifiable, or missing as published — and states exactly what evidence would settle each one.
Across 15 currently-listed New England lodging and campground businesses from three specialist brokers, 58.8% of the 80 material claims we scored are unverifiable or missing as published — asserted with no supporting document, or simply absent. Every quote is taken verbatim from the broker's own page.
What a listing claims-vs-evidence check is
It is not an appraisal and not a broker's opinion of value. It is a line-by-line audit of what a listing says against what a buyer could actually confirm:
- Verifiable as published — a specific, checkable fact: the stated asking price, a street address, acreage against the assessor card, a stated room count.
- Unverifiable as published — material but uncheckable from the page: occupancy or cash-flow figures with no attached document, an uncited market statistic, or a selling adjective like "turnkey," "profitable," or "significant upside."
- Material info missing — a number a buyer needs to price the deal that simply is not there: no revenue, a blank cash-flow field, an omitted room count, or financials held entirely behind an NDA.
For each claim we also state the one document that would settle it — a trailing-12 P&L, a filed tax return, a PMS/POS export, an STR occupancy report, a deed or survey.
Who it is for
Buyers & investors
Before you spend weeks (or a retainer) on diligence, get a one-page map of which claims in a listing are load-bearing and unproven — so your first data request to the broker is the right one, and you can walk from a deal whose numbers were never going to appear.
Brokers & sellers who want credibility
A listing that carries a verification receipt — "these figures are backed by a filed return; these are seller-stated" — closes faster and draws fewer tire-kickers. We never touch your price or your commission. We only mark what is evidenced and what is not.
Free first check — one live listing, no cost, no obligation
Send us the URL of one hospitality listing (yours, or one you are considering) and we will return a written claims-vs-evidence scorecard: every material claim tagged, and the specific evidence that would verify each one. If the listing is clean, we tell you that plainly. One property, free, either way.
Submissions are recorded to our lead store and reviewed by a person. We do not sell or share your email. You can also just email ethan@signalry.ai.What we will not do
Verification only works if the verifier has no stake in the deal. So the boundaries are the product:
- We do not broker, negotiate, or advise a party on price or terms. We publish and verify claims. We never represent buyer or seller in a transaction.
- We never take a commission or success fee. Verification is a flat, disclosed fee — never a percentage of a closed deal. That keeps us out of real-estate brokerage entirely and keeps our finding honest.
- We do not appraise. A claims-vs-evidence scorecard is not an opinion of value; where value needs a licensed appraiser, we say so.
- We do not invent numbers. Every claim we quote comes verbatim from the listing, and we keep the raw page as a receipt. If a figure is not published, we mark it missing rather than estimate it.
Who you are dealing with
Corbelworks is a verification and data practice of Signalry, Inc., 15 Hacket Way, Kittery, ME 03904 — the same practice behind our utility & telecom bill audits. Our discipline is the same in both: score claims against evidence, show the arithmetic, and never charge a contingency that would bias the finding. We are not affiliated with any broker, seller, or listing platform, and a verification finding is not investment, legal, or brokerage advice.
Findings are signed with an Ed25519 key so their contents can be checked independently later; the public key is at /provenance-public-key.json.