Cap rate and mortgage calculators are everywhere. These are the ones that are hard to find, hard to get right, and that actually decide whether a deal works. Each runs on the same engine as our paid underwriting software, so the arithmetic is identical. No sign-up, no email, no limits.
Apartments, shops above and below, and the odd hotel floor.
Unit mix and rents in; NOI, going-in cap, DSCR, cash-on-cash and a levered IRR out. Most free calculators stop at the cap rate — this one carries on through amortising debt with an interest-only period and a sale at your exit cap.
Open the calculator →What each commercial suite owes toward the shared costs, at its own lease type — and what the landlord is left absorbing. The apartments above do not share CAM, which is the mistake that quietly under-bills every tenant in the building.
Open the calculator →RevPAR is one multiplication and every hotel site has it. This runs it through the departmental P&L — rooms costs, undistributed expenses, brand fees, the operator's fee and the FF&E reserve — to an NOI you can actually value.
Open the calculator →The split that decides what you earn for doing the deal well.
Build to sell, where the money is made or lost on the lot.
Builders lose money on the lot, not the build. Work backwards from the finished house to the most you can pay for the dirt and still clear your target margin — with site work kept separate, because that is what sinks difficult lots.
Open the calculator →Profit, margin on revenue, return on cost and an annualised IRR on a build-to-sell house, with carry and loan interest counted from lot close to closing table. Plus how far the price can fall before you are under water.
Open the calculator →A construction loan charges interest only on what has been drawn, so quoting the rate against the full commitment overstates the cost by close to half. See what staged draws really cost, with interest capitalised the way lenders actually do it.
Open the calculator →There is no shortage of free real estate calculators. There are dozens of cap rate calculators, hundreds of mortgage calculators, and a cash-on-cash calculator on every lender's website. They all compute one formula, and they all compute it the same way.
Most of these are different because they are not single formulas. A waterfall needs a monthly accrual and a rule about how distributions reduce hurdle balances. A residual land value has to be solved for, not calculated — you work backwards from a target margin until the numbers balance. Draw interest depends on a schedule, not a rate. CAM reconciliation and a departmental hotel P&L are the same story. That is why free versions are rare, and why the ones that exist are usually spreadsheets.
We built them because our underwriting software already does this arithmetic for paying customers. Putting the same engine behind a public page costs us very little and saves you opening Excel.
A free account adds all of the model and one saved project, still without a credit card.