Real estate deal math · three free instruments
Does it pencil?
Location decides where you buy. The pencil decides whether. Run the numbers the way underwriters, exchangers, and sponsors actually run them — free, in your browser, nothing to install.
Tax if you sell, tax you defer if you exchange — with boot detection and the 45/180-day clock.
Levered IRR, cash-on-cash, DSCR, and an exit-cap sensitivity grid for any income property.
Period-by-period LP/GP distributions: compounding pref, return of capital, promote hurdles.
What each one answers
1031 Exchange Calculator
You're selling an investment property. See the full tax bill on a straight sale — depreciation recapture, capital gains, NIIT, state — next to what a like-kind exchange defers. It flags cash boot and mortgage boot before your CPA has to, and counts down both IRS deadlines from your closing date.
CRE Deal Analyzer
You're underwriting an acquisition. Enter income, expenses, debt, and exit assumptions; get levered IRR, equity multiple, year-one cash-on-cash, and DSCR — plus a sensitivity grid showing how the deal holds up if exit caps move against you. The stress test your lender will run, run first.
Equity Waterfall Modeler
You're structuring a syndication, or checking one you've been offered. True period-by-period distributions: preferred return compounds when unpaid, capital comes back pro rata, and promote tiers switch on actual LP IRR hurdles — not a shortcut on totals. See exactly what the sponsor earns and why.
Why these are free
The calculators are free and stay free — every formula runs in your browser, and your numbers never leave your device. We make money two ways: a Pro tier (PDF reports, saved deals, shareable links) for people who run deals every week, and custom calculator builds for firms that want this kind of instrument with their own logic and logo on it. Free users are how the math gets battle-tested. That's the whole arrangement.
Custom builds
Your logic. Your brand. Our pencils.
Brokerages, sponsors, and intermediaries: we build branded, embeddable calculators to your exact methodology — lead magnets that do real math instead of collecting dust.
See how custom builds workWaitlist
Pro is coming
PDF exports, saved deals, and shareable links — $29/mo when it ships. Leave an email and you’ll get launch pricing.
No spam, no sharing — one email when Pro launches.