Free real-estate investor tools
Fourteen worksheets, zero cost.
Calculators and analyzers I built for my own deals — BRRRR, wholesale, seller finance, sub-to, and more. Free, no signup.
Index of worksheets
Each one opens as a single-page memo — assumptions on the left, arithmetic on the right.
BRRRR Calculator
Model your Buy, Rehab, Rent, Refinance, Repeat strategy with full cash-on-cash analysis.
OptimizerWholesale Fee Optimizer
Compare assignment vs double-close vs novation to maximize your wholesale profit.
ModelerSeller Finance Note Modeler
Model dozens of seller finance structures and find the best cash-on-cash return.
AnalyzerSubject-To Risk Analyzer
Score due-on-sale risk, model payment safety margins, and assess sub-to deal viability.
ModelerMulti-Offer Negotiation Modeler
Compare multiple buyer offers by expected value — factoring close probability, not just price.
GeneratorRehab Budget Generator
Generate a contractor-ready scope of work with regional pricing by room and trade.
CalculatorProperty Tax Proration Splitter
Calculate exact tax prorations for any closing date with state-specific rules.
Calculator50-State Closing Cost Calculator
Estimate buyer and seller closing costs with state-specific transfer taxes and fees.
SimulatorEviction Timeline Simulator
Map out the exact eviction process, timeline, and costs for any state.
AnalyzerContractor Bid Analyzer
Paste a contractor quote and see which line items are overpriced vs regional averages.
FinderRental Arbitrage Finder
Find the gap between long-term rent and short-term rental income by market.
SimulatorPortfolio Stress Tester
Run Monte Carlo simulations on your rental portfolio — vacancy, rate, and rent shocks.
Tracker1031 Exchange Deadline Tracker
Track your 45-day and 180-day deadlines, score replacements, and model tax impact.
CalculatorLoan Amortization Calculator
Full amortization schedules with extra-payment modeling, payoff dates, and interest savings.
Every worksheet here gives estimates for planning, not an approval, an appraisal, or a legal opinion. Values, rents, rehab scopes, tax rules, and loan terms all move once you are in a real deal, so confirm the numbers with your lender, contractor, attorney, and accountant. Nothing on this page is tax, legal, or investment advice.