03 Free Tools
The stuff that makes the work easier
No form, no email field, no download gate. The calculators and the underwriting model run in your browser. Nothing is sent anywhere and nothing is stored, so use real numbers. The workbooks are unlocked: change the formulas, take the tabs apart, keep whatever is useful. I would rather these got used than sat unopened on a hard drive.
Every figure on this page is invented · Nothing uploaded, ever
01 How a deal moves over its lifetime The underwriting model, live. Type your numbers and the whole deal re-runs.
It opens as an invented deal. Type your own numbers and it re-runs the whole thing on every keystroke: the capitalization, the debt schedule, the exit, and what the equity actually earns. The assumptions drawer holds the deeper set: rent growth, the debt as fixed or floating, vacancy, expenses, and both year-by-year schedules. Take any run away and it leaves as the Soft Underwriting Model itself, your numbers seeded into the blue cells; the full model prices the deal a touch richer than this strip, because it carries reserves, fees, and financing costs the quick read leaves out.
Levered IRR
Five year hold. Equity of at close.
Yield on cost
Untrended stabilized NOI over of total capitalization.
Going-in cap
Year one NOI over the purchase price.
Stabilized NOI
Year-one dollars, every unit earning the premium.
Cash flow to equity, close to exit
Exit and reversion
Capitalization and what is held fixed
Computes in your browser · Nothing uploaded · Not the production workbook
02 Four calculators Each one settles a number people argue about. No account, nothing uploaded.
No account, no email, nothing uploaded. They do the arithmetic people skip in the meeting.
01
Effective rent and concessions
Prices a concession across the lease term so two quotes become comparable. Six weeks free on a fifteen month term is not six weeks free.
Open02
Lease-up pacing
Compares the gross signing pace you need against the pace you actually have, once the units you lose on the way are counted back in.
Open03
Loan sizer
Sizes the loan off DSCR, debt yield, and LTV at once, and names the ceiling that binds. Quoting proceeds off LTV alone is how term sheets surprise people.
Open04
Renovation return
Prices the downtime into the job, then returns the cash yield, the payback, and the value created at your cap rate. The premium is not the return.
Open03 Take the templates Three Excel files you can actually edit, each with a Prompt tab for your own Claude. No email wall.
A soft model is the first pass at a deal. Enough structure to price it and decide whether it earns a full underwrite, without a week of setup. For anyone screening more deals than they can properly model, which mostly means brokers and small shops.