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Property calculators for common underwriting questions.

Use the four calculators to test the figures entered. The calculations run in the browser and are not stored. A full analysis should also consider market evidence, comparable transactions, financing terms, and advice from the appropriate tax and legal professionals.

Try: “$1.8M loan at 6.75% over 25 years” or “effective rent 38/SF, 8 months free, 60 TI, 10 year term”.

Instrument 1

What the income says the price means.

Net operating income is what the property earns after operating expenses and before debt. The cap rate is that income divided by the price: the market's going-in yield. Enter a target cap rate and the arithmetic runs backward to an implied value.

Cap rate & NOILive
Net operating income$155,000Income after expenses, before debt service.
Cap rate at this price6.20%NOI divided by purchase price.
Implied value at your target cap$2,384,615What this income is worth if the market demands your target yield.
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Illustrative arithmetic on your inputs. A defensible value comes from comparable evidence, which is what a broker opinion of value exists to provide.

Instrument 2

The rent you quote is not the rent you pay.

Free rent, tenant improvement allowances, and the lease structure itself all change a lease's true cost. A triple-net quote and a full-service quote are not comparable at face value. This tool spreads every concession across the term and adds the operating costs you carry, so competing proposals meet on one all-in number.

Effective rentLive
Effective gross rent, all in$40.47/SF/yrBase rent plus the costs you carry, with concessions spread across the term. Compare proposals on this number.
Effective base rent$29.47/SF/yrBase only, after concessions, before operating costs.
Concession value over the term$784,000What the free rent and allowance are worth on your space.

Straight-line arithmetic without discounting or escalations. Under triple net you carry taxes, insurance, and common area maintenance on top of base rent; full-service gross bundles them into the rate; modified gross splits them. Set the structure so competing quotes meet on the effective gross number. The full comparison models pass-through reconciliations and base-year resets as well.

Instrument 3

The year owning starts to win.

Two cumulative cash lines: what leasing costs as rent escalates, and what owning costs after the down payment, the loan, and the operating bills. Where they cross is your breakeven year. Stay past it and the argument tilts.

Lease vs. own breakevenLive
BreakevenYear 8The first year cumulative leasing cost passes cumulative ownership cost.
Leasing, ten years in$2,063,679Cumulative rent paid.
Owning, ten years in$2,467,153Down payment, debt service, and ownership costs.
Year 0Year 10Year 20
Leasing, cumulativeOwning, cumulative

Cash cost comparison only. It excludes equity built, appreciation, tax treatment, and sale costs, which can move the answer in either direction. That is the full model's job.

Instrument 4

Two clocks start the day you close.

A 1031 exchange runs on two federal deadlines: 45 calendar days to identify replacement property in writing, and 180 calendar days to close on it. They run at the same time, they include weekends and holidays, and they do not extend. Enter your closing date and put both on your calendar now.

1031 deadline calculatorLive
Day 45: identify in writing byEnter your closing date
Day 180: close byEnter your closing date

Calendar days under IRC Section 1031; the two periods run concurrently and are not extended for weekends or holidays. Work the exchange with your qualified intermediary and tax counsel. This is a date calculator, not tax advice.

Instrument 5

What the loan costs each year.

Debt service is the annual cost of the loan: principal and interest across the amortization. Set it against net operating income and you get the debt-service coverage ratio, the number a lender reads first. Enter the terms and the payment and coverage update as you type.

Debt service & DSCRLive
Monthly payment$0Principal and interest at these terms.
Annual debt service$0Twelve monthly payments.
Debt-service coverage—NOI divided by annual debt service. Lenders look for a cushion above 1.00x.

Illustrative principal-and-interest arithmetic. It excludes fees, reserves, and interest-only or balloon structures. Actual terms and the coverage a lender requires depend on the asset, the sponsor, and market conditions.

Instrument 6

What rent becomes over the term.

A rent that escalates every year is not the rent you sign. This spreads a starting rate and an annual step across the full term to show the final-year rent, the straight-line average, and the total the lease commits. Use the average to compare against a flat quote.

Rent escalationLive
Average rent over term$0.00/SF/yrStraight-line average. Compare a flat quote against this.
Final-year rent$0.00/SF/yrWhere the escalations land in the last year.
Total rent over the term$0.00/SFThe full commitment, on your space if a size is entered.

Straight-line escalation without discounting, free rent, or operating-cost pass-throughs. For a full comparison across competing proposals, use the effective-rent instrument above.