Real Estate

Tools in this group

• Loan-to-Value (LTV) - LTV percent and PMI-required flag from loan amount and appraised / purchase value. Bands per FNMA conforming convention.
• Debt-to-Income (DTI) - Front-end and back-end DTI vs FNMA / FHA / VA underwriting thresholds.
• PITI Mortgage Payment - Monthly P+I+T+I from principal, APR, term, and annual tax / insurance line items. Adds monthly HOA and PMI pass-through.
• IRC §1031 Exchange Timeline - 45-day identification and 180-day acquisition deadlines from the relinquished-property sale-close date. Flags the April-15 / 180-day interaction.
• Home-Sale Capital-Gains Exclusion (§121) - Realized gain, $250k / $500k IRC §121 exclusion, and taxable gain. Two-of-five-year and non-qualified-use flags.
• Property Tax Estimator - Annual and monthly property tax from assessed value, mill rate, and optional homestead exemption. Effective-rate cross-check.
• Cap Rate and DSCR - NOI / value and NOI / annual debt service with common-practice bands. CRE underwriting ratio cross-check.
• Cash-on-Cash Return - Annual pre-tax cash flow / cash invested with bands and payback-period years. Common rental and flipping check.
• Commission Split - Three-stage flow from sale price through total commission, side share, brokerage split, and flat fees to agent net.
• Full Amortization Schedule - Period-by-period payment / principal / interest / balance from loan amount, rate, and term. Optional extra-principal accelerates payoff. Reports total interest, total paid, months saved, and three sample rows.
• Cost of Waiting (Rate-Rise Scenario) - Side-by-side P&I and lifetime interest at today's rate vs a user-supplied future rate. Same loan, same term; no forecasting. A what-if, not a recommendation.
• Closing-Cost Estimator (CFPB Line Items) - Estimated low / mid / high totals over the CFPB Closing Disclosure line items (origination, appraisal, title, recording, transfer tax, prepaids, escrow). The Loan Estimate from the lender is the value of record.
• Rental Income / Expense Worksheet (Schedule E) - IRS Schedule E (Form 1040) Part I worksheet. Gross rent, vacancy loss, EGI, 15 expense line items, NOI, taxable income (NOI - depreciation), cap rate, cash-on-cash, expense ratio, gross rent multiplier (GRM) and value at a market GRM. CPA governs final return.
• FHFA / FHA / VA Loan Limits by County - 2026 conforming one-unit loan limit (FHFA), FHA single-family limit (HUD), and VA full-entitlement note. Bundled high-cost county lookup; unknown counties fall back to the baseline.
• HUD Fair Market Rents - FY2026 HUD Fair Market Rents (0BR / 1BR / 2BR / 3BR / 4BR) for representative HUD FMR Areas. 40th-percentile recent-mover rent per HUD PD&R.
• Mortgage Discount-Point Break-Even - Monthly payment with and without points, monthly savings, total point cost, and the break-even month; verdict vs your holding period.
• Per-Diem Prorated Interest at Closing - Daily interest and prepaid interest from closing through end of month for the CFPB Closing Disclosure. Actual/365, Actual/360, or 30/360.
• Mortgage Reserves Requirement (Months PITI) - Required reserves (PITI x months) vs eligible liquid plus allowable retirement assets; surplus or shortfall and months of PITI covered.
• Rent vs Buy NPV Comparison - Present-value cost of buying vs renting over a holding period, discounted at your investment return. Mortgage, tax, insurance, HOA, maintenance, appreciation, and net sale vs inflating rent; break-even year. NYT methodology.
• Depreciation Recapture on Sale - Recaptured amount, the rate applied, the recapture tax, and the remaining capital-gain portion for a §1245 or §1250 sale. Per IRS Pub 544 and IRC §1245 / §1250; tax information, not advice.
• Rent Roll to Effective Gross Income - Vacancy/credit loss, effective gross income (EGI = potential rent x (1 - vacancy% - credit%) + other income), and the loss as a percent of potential. Per the Appraisal Institute income approach; feeds cap-rate-dscr.
• Gross Rent Multiplier - GRM (annual and monthly), the gross rent yield, and an implied value from a market GRM - an income-approach screening metric.
• PMI Cancellation / Termination - The month and balance at 80% LTV (borrower may request cancellation) and 78% LTV (automatic termination), the amortization-midpoint backstop, and PMI months saved.
• Seller Net Proceeds Sheet - Estimated seller net proceeds, itemized selling costs, the property-tax proration, and the effective cost of sale percent.
• Debt Yield - Debt yield = NOI / loan, the lender return that ignores rate and amortization and often caps the loan in tight credit; or the max loan a target debt yield supports. NOI $120K on a $1.5M loan = 8.0%; a 10% floor caps the loan at $1.2M. The lender governs the floor.
• Break-Even Occupancy - Break-even occupancy = (operating expenses + debt service) / potential gross income, and the cushion to the market occupancy before a property goes cash-flow negative. OpEx $60K + debt $90K on $200K PGI = 75%, a 17-point cushion to a 92% market. The lender/market govern.
• Fix-and-Flip Maximum Offer (70% Rule) - Maximum allowable offer = ARV x 70% - repairs (minus any wholesale fee); the 30% held back covers holding, financing, selling, and profit. ARV $300K, $40K repairs -> a $170K max offer, $90K gross spread. A rule of thumb, not an appraisal.
• Fix-and-Flip Profit and Return - All-in = purchase + rehab + holding + financing + selling (ARV x sell%), profit = ARV - all-in, returns = profit/ARV and profit/cash (annualized). $300K ARV, $180K buy, $40K rehab, 6 mo -> $42K profit (14% margin), 36.8% cash ROI, 73.7% annualized; a thinner buy drops it to 10.5%. A screening aid.
• BRRRR Cash-Out Refinance and Capital Left In - New loan = ARV x refi LTV, cash returned = loan - payoff, capital left = invested - returned; post-refi cash-on-cash = cash flow / capital left (infinite if all recovered). $200K ARV, $140K in, 75% LTV -> $150K out, all capital recovered; $160K in leaves $10K at a 24% return. A screening aid.
• Rental Total Return (Four Components) - Total = cash flow + principal paydown + appreciation + depreciation tax shield, each as a percent of cash invested. $50K cash with $3K/$2.5K/$7.5K/$1.5K -> $14,500 (29%) vs the 6% cash-on-cash alone; a flat market still returns 14% from paydown and the tax shield. A screening aid.
• Net Effective Rent (Lease Concessions) - The rate a tenant actually pays after the free rent is buried: landlords quote a high FACE rent and bury months of free rent and TI credits, so the term-sheet number is not the number to compare between offers. paid = face x (term - free); NER = (paid - one-time credit) / term; discount = (1 - NER/face). A $40/SF face over 120 months with 10 months free pays $4,400/SF -> $36.67/SF/yr, an 8.3% discount off face; a five-year lease with several months free can run 10-20% below face. Straight-line (undiscounted) average, the broker convention -- not a present-value effective rent. A comparison aid; the executed lease governs.
• Required Face Rent from a Target Net Effective Rent - The inverse of net effective rent: the FACE (quoted) rent a landlord must ask to still net a target effective rate after giving free rent and a TI credit. face = (target_NER x term + one-time credit) / (term - free). To net $30/SF over 120 months with 20 months free needs a $36.00 face (16.7% above the effective rate); a $240/SF TI credit pushes it to $38.40. Straight-line (undiscounted) spread, the broker convention -- not a present-value rent. A pricing aid; the executed lease governs.
• Rentable/Usable Load Factor (BOMA) - Why rent per rentable SF understates the cost of the space you use: office rent is quoted per RENTABLE SF, but a tenant only occupies the USABLE SF -- the rentable figure adds the pro-rata share of lobbies, corridors, and restrooms that cannot hold a desk. rentable = usable x (1 + common_area_factor); load_factor = rentable/usable; cost_per_usable = base_rent x load_factor. 10,000 usable SF at a 15% factor and $30/rentable-SF is 11,500 rentable SF -> $345,000/yr, and $34.50 per USABLE SF (15% above the quoted $30); a 20%-factor tower suite is $36.00/usable SF, $1.50 more for identical space. A cost-comparison aid; the measured BOMA areas and the lease govern.
• Blended Mortgage Rate (Two Loans) - The weighted cost of debt for keep-first-add-second vs refinance: blended = (bal1 x rate1 + bal2 x rate2) / (bal1 + bal2). A $300K first at 4% plus a $100K second at 8% blends to 5.00% on $400K ($1,667/mo interest) -- so keeping the 4% first and adding the 8% second beats a cash-out refinance only if the new single rate is above 5%. Shrink the second to $40K and the blend is 4.47%, close to the first, because the weighting follows the balances. A snapshot that ignores differing terms and amortization; a variable-rate second (HELOC) drifts. A comparison aid, not a payment plan; the loan documents govern.
• Floor Area Ratio (Zoning) - The zoning intensity number a site's buildable size turns on: FAR = gross building floor area / lot area, and where a limit is set the maximum buildable floor area = FAR_limit x lot area. A 30,000 SF building on a 20,000 SF lot is FAR 1.5; a 2.0 cap allows 40,000 SF, so 10,000 SF of capacity remains. FAR caps bulk without dictating footprint or height -- a FAR of 1.0 is one story over the whole lot or two over half. The catch is the definition of floor area (whether parking, basements, and mechanical count), which varies by municipality; enter the gross figure the local code defines. A screening aid; the zoning ordinance and planning authority govern.