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.
• 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.