Free calculators
Every tool here is free, with no account and no gate. Run a scenario, then hand it straight to another tool — the numbers travel with you in the link.
Distress & acquisition
Subject-To Calculator
Free subject-to calculator with the full entry-cost stack: arrears, reinstatement fees and acquisition fee — the fields no mainstream calculator has. See total entry cost, entry cost as a % of value, and monthly cash flow.
Foreclosure Reinstatement Cost Calculator
Free foreclosure reinstatement cost calculator. Enter missed payments (arrears) and reinstatement fees to see the total needed to stop a foreclosure and bring the loan current.
Max Offer (70% Rule) Calculator
Free max offer calculator using the 70% rule: enter ARV, repair cost and your fee to see the most you should offer on a distressed property.
Note Appraisal Calculator
Free note appraisal calculator: price a seller-financed or private note by its risk factors (lien position, property condition, credit, payment history, ITV) and see the full yield build-up.
Underwater Mortgage Calculator
Free underwater mortgage calculator: compare your mortgage balance to your home's value, see the shortfall, and see what selling subject-to could save versus a traditional listing.
Instant Cash Offer Calculator
Free instant cash offer calculator: paste three property value estimates (Zillow, Redfin, your own AVM) to get a value band and a tiered instant cash offer.
Double Closing Calculator
Free double-closing calculator: enter your contract price, your end buyer's price, transactional funding cost and closing costs to see the profit — and how it compares to a simple assignment fee.
Loan Payoff Quote Calculator
Free loan payoff quote calculator: unpaid principal, accrued interest and fees as of a chosen date, plus per-diem interest. Record-keeping only — this tool never collects or routes a payment.
Financing
Creative Deal Calculator
Free creative-finance deal calculator. Structure a seller-financed note with entry and exit options, price a wraparound, and see the value of the terms against a market-rate loan.
Mortgage Calculator with Extra Payments
Free mortgage payment calculator with extra principal payments. See months saved, interest saved, your new payoff date, and the full amortization schedule.
Seller Finance Calculator
Free seller finance calculator. See the monthly payment, balloon payoff, and present value of an owner-financed note, plus the complete amortization schedule.
Instant Creative Offer Calculator
Free creative offer calculator. See the dollar value of below-market seller-finance terms and the maximum purchase price you can offer and still break even against a market-rate loan.
ARM Calculator with Extra Payments
Free ARM calculator with extra payments. See your initial and peak payment, every rate reset, a fixed-rate comparison, and how extra principal changes the outcome.
Wraparound / AITD Calculator
Free wraparound mortgage calculator. Compare two-note and all-inclusive (AITD) wrap structures over an existing loan, with the buyer's payment, the seller's spread, and the full schedule.
Income property
Rental Property Underwriting Calculator
Free rental property calculator with a multi-year pro forma. See year-by-year cash flow, DSCR, IRR, and equity multiple at exit.
Cap Rate Calculator
Free cap rate calculator. Enter rent, vacancy, and operating expenses to see net operating income, cap rate, and the implied value at any target yield.
DSCR Calculator
Free DSCR calculator for residential (PITIA) and commercial (NOI) lending. See your debt service coverage ratio, surplus, and the rent or income needed to qualify.
Cash-on-Cash Return Calculator
Free cash-on-cash return calculator. See annual cash flow, cash invested, and a leverage check comparing cap rate to your loan constant.
Loan Sizing Calculator
Free loan sizing calculator for income property. Tests DSCR, LTV, and debt yield independently and shows exactly which constraint binds.
Tax, notes & planning
Rental Property Capital Gains Tax Calculator
Free rental property capital gains tax calculator: depreciation recapture at 25%, 2026 federal LTCG brackets, NIIT, and state tax, with the full derivation shown.
Rent vs. Buy Calculator
Free rent vs. buy calculator with inflation-adjusted opportunity cost, breakeven year, and a full cost curve — not a naive monthly-payment comparison.
Installment Sale (§453) Tax Calculator
Free §453 installment sale tax calculator: year-by-year gain recognition, gross profit ratio, and a present-value comparison against selling for cash.
Home Selling Cost Calculator
Free home selling cost calculator: agent commission, closing fees, and net proceeds after mortgage payoff.
Seller Finance NPV Calculator
Free seller finance NPV calculator: present value of a note's monthly payments and balloon at any discount rate, with the full derivation shown.
Capital Stack & Equity Waterfall Calculator
Free capital stack and equity waterfall calculator: sources & uses, preferred return, GP catch-up, and IRR-hurdle promote tiers, with LP vs GP IRR shown side by side.
Time Value of Money Calculator
Free time value of money calculator: solve for PV, FV, payment, rate, or number of periods, with every assumption and the full derivation shown.
Seller Finance Future Value Calculator
Free seller finance future value calculator: compound a note's payments forward and compare against a cash offer invested at the same reinvestment rate.