CRE Tools

✓Verified math. Every figure comes from one independently-tested engine (75 checks, all passing).See how I verify →

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 full Pro Forma Builder and model library are coming for members.

Valuation & deal screening

Cap Rate & NOI

Net operating income, the going-in cap rate, and value at a target cap.

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Gross Rent Multiplier

A quick price-to-rent screen and the value a target GRM implies.

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Price Per Unit & SF

The per-door and per-foot basis you compare deals on.

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Value-Add Quick-Screen

Yield-on-cost, the spread over your exit cap, and value created.

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Debt & financing

Mortgage & Loan Payment

Monthly payment, annual debt service, and total interest.

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DSCR & Loan-Sizing

The largest loan a deal supports — and which cap binds.

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Loan-to-Cost & Debt Yield

Leverage, the equity you bring, and the lender’s risk check.

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Loan-to-Value (LTV)

LTV on the loan you have, plus the max loan and down payment a target LTV allows.

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Cash-on-Cash Return

Year-one cash return on your equity, after debt service.

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Cash-Out Refinance

The new loan a refinance supports and the cash you pull out after payoff.

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Returns, operations & tax

IRR & Equity Multiple

True IRR and equity multiple — with the CAGR shortcut shown beside it.

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Breakeven Occupancy

The occupancy you need just to cover expenses and debt.

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1031 Exchange

Your 45 and 180-day deadlines, and the boot that stays taxable.

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Build & model the deal

Pro Forma Builder

A full deal: income to NOI, sized debt, year-by-year cash flow, and a levered IRR.

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Equity Waterfall

Split profit between LPs and the sponsor across a tiered promote.

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BRRRR Analyzer

How much capital comes back out on a refinance, and the return on what stays in.

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Sensitivity Matrix

How the levered IRR swings with exit cap rate and NOI growth, in one grid.

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The founding membership

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, model library, and AI deal assistant roll out to members as they ship, and your founding rate is locked while they do.

Become a founding member →

.83/mo billed annually (0/yr), or /mo

  • Pro Forma Builder: rent roll to exit, NOI through IRR, saved deals
  • Model Library: institutional Excel models by property and deal type
  • 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.

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