The commercial real estate numbers you run on every deal — powered by one calculation engine, tested against known-correct answers. Open to use, no account needed. The Pro Forma Builder is live below, and the model library is growing.
NOI to Cash Flow Waterfall
The full stack below NOI — CapEx, debt service, and estimated tax down to what you keep.
Loan-to-Value (LTV)
LTV on the loan you have, plus the max loan and down payment a target LTV allows.
Multifamily Acquisition Pro Forma
Income to NOI, sized debt (LTV and DSCR bound), year-one cash flow and cash-on-cash.
Join to unlock →Value-Add / BRRRR Pro Forma
All-in basis, ARV, refinance sizing, cash left in the deal, and post-refi cash flow.
Join to unlock →Ground-Up Development Pro Forma
Total development cost, yield on cost, exit value, and the development spread.
Join to unlock →Debt Sizing & Capital Stack Model
Sizes a senior loan two ways (LTV vs. DSCR), layers mezzanine debt on top, and shows the equity required plus blended cost of capital across the full stack.
Join to unlock →Syndication Waterfall Model
Preferred return, GP catch-up, and residual split across a real 3-tier waterfall -- shows LP and GP effective returns side by side.
Join to unlock →Industrial / Flex Space Screener
Quick single-property screen for warehouse and flex deals -- NNN rent to NOI, sized debt, and cash-on-cash, with clear height and dock-door context.
Join to unlock →Retail NNN Screener
Anchor vs. inline rent roll, CAM reconciliation (what landlords actually recover vs. absorb), sized debt, and cash-on-cash.
Join to unlock →Office Underwriting Screener
Headline NOI cap rate vs. true cap rate after TI allowance and leasing commission drag -- shows why office deals underwrite thinner than they look.
Join to unlock →Single-Tenant NNN Cap Rate Analyzer
Absolute-NNN cap rate, rent escalation growth over the lease term, and the cap rate spread over the 10-year Treasury -- the metric net-lease investors actually use.
Join to unlock →Self-Storage / Hotel Quick Screener
RevPAU (achieved rate x occupancy, the same logic as hotel RevPAR) blended into one metric, then to NOI, sized debt, and cash-on-cash.
Join to unlock →Multi-Method Valuation Model
Direct capitalization, GRM, and a 5-year DCF with terminal value reconciled side by side against the asking price -- the real professional practice of triangulating value.
Join to unlock →DD Checklist + Red-Flag Tracker
A real 27-item due diligence checklist across 7 categories with status/risk dropdowns, plus a weighted risk score and plain-English recommendation.
Join to unlock →Lease Abstract + Rent Roll Analyzer
A real 6-tenant rent roll with live lease-date math, rolled up to WALT calculated two ways (SF-weighted and rent-weighted) -- the two can diverge, and that gap is the lesson.
Join to unlock →Submarket Comp & Absorption Tracker
A 5-comp price-per-SF grid to size a subject property, plus real submarket absorption (current vs. prior-year vacancy) and year-over-year rent growth.
Join to unlock →Depreciation, Cost Segregation & 1031 Exchange Calculator
Straight-line depreciation vs. cost segregation with bonus depreciation side by side, plus a real 1031 exchange gain-recognition calculator (recognized gain = lesser of realized gain or boot).
Join to unlock →Property-Level Financial Statement Model
A real income statement and balance sheet for a single asset -- shows how positive NOI can still produce a net loss before tax once interest and depreciation are subtracted. Balance sheet verified to balance exactly.
Join to unlock →Leasing Strategy ROI Model
Effective rent after free-rent concessions vs. quoted face rent, plus the real TI/LC payback period -- how long it takes to recover the capital spent landing the tenant.
Join to unlock →Is This a Deal? One-Page Screener
The simplest tool in the library -- 6 plain inputs, one cash-on-cash number, one pass/fail verdict against your own target return. Built for a first deal, no jargon.
Join to unlock →REIT / DST / Opportunity Zone Comparison Model
Same capital, same hold period, three structures -- direct ownership, a DST (real sponsor fee drag), and a QOZ fund (100% tax-free appreciation past the 10-year hold). After-tax proceeds side by side.
Join to unlock →Phased Development Pro Forma
A real quarterly construction draw schedule with a running loan balance and accruing interest -- shows the construction-financing cost first-time developers routinely underbudget.
Join to unlock →Portfolio-Level Asset Management Dashboard
A real 5-property portfolio rolled up to blended yield and total appreciation, with a hold/sell flag per asset based on whether its cap rate has compressed below your target.
Join to unlock →Distressed / Workout Analyzer
The real lender decision on an underwater loan -- workout (principal write-down) vs. foreclose (discount sale minus timeline carrying costs and legal fees) -- with a recommendation based on which recovers more.
Join to unlock →Pro Forma Builder
A full deal: income to NOI, sized debt, year-by-year cash flow, and a levered IRR.
BRRRR Analyzer
How much capital comes back out on a refinance, and the return on what stays in.
Sensitivity Matrix
How the levered IRR swings with exit cap rate and NOI growth, in one grid.
Members
Make these tools your edge
Unlimited use of every calculator, your saved deals in one place, and lender-ready branded exports. The Pro Forma Builder and Model Library are live now. The AI deal assistant is still being built — your founding rate locks in before it ships.
$15.83/mo billed annually ($190/yr), or $19/mo
- Pro Forma Builder: rent roll to exit, NOI through IRR, saved deals
- Model Library: downloadable pro forma templates by deal type, every formula verified against the same engine that powers the calculators
- AI Deal Assistant: a structured pro forma from a description, every number recomputed by the verified engine
- Saved deals and branded PDF exports on every calculator
Built on a deterministic calculation core with a published test suite. The IRR is a true dated-cash-flow IRR, not the CAGR shortcut that overstates returns. Educational tools only — not financial, investment, tax, or legal advice.