Purchase and Debt Calculator
Welcome to the Purchase / Sale Deal Assumption Tool

Underwrite an acquisition end-to-end — project NOI, model debt and reserves, and see returns the moment your inputs change. No spreadsheet required.

Quickstart
  1. Cash Flows — paste annual or monthly NOI to seed the model.
  2. Purchase & Sale — price, closing costs, hold period, and exit cap.
  3. Debt — size up to ten loans by LTV, LTC, $ amount, or constrained sizing (DSCR / Yield / LTV). Add reserves and CapEx as needed.
  4. Click Calculate. Returns, sensitivity, and a full cash flow appear on the Deal Metrics tab.

Inputs are live: every field recomputes downstream metrics. You don't have to fill in every tab before seeing numbers.

Single NOI series (recommended)
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Import Notes:
  • Please import Net Operating Income (NOI) cash flows in a single row.
  • If less than 15 numbers → treated as Annual Data.
  • If 15 or more numbers → treated as Monthly Data.
  • For ≤ 15 numbers: each will be divided by 12 into monthly series before sending to API.

2) Load a sample deal
3) Upload a model that's been configured for use with the CRE Suite

Here are the cash flows you have imported. Confirm they look like you expect and the next step is to Set assumptions

The above chart shows the annual cash flows (based on investment year) that have been imported to the model.

Total Acq Cost
$0
Equity Required
$0
Total Debt
$0
LTC
—
Y1 Effective Cap
—
Blended IR
—
Hold
—
Defaults to current month-end. Anchors month-vs-date conversions.
Purchase Assumptions
$
$
$
$
%
%
= Y1 NOI / (PP + CC + OC + [Reserves: $0] + [Loan Fees: $0])
Total Acquisition Cost (before loan fees) $0
Sale Assumptions
%
%
$
Forward 12 –
Trailing 12 –
Gross Sale Proceeds $0.00
Net Sale Proceeds $0.00
Less: Debt Payoff $0.00
Net Proceeds to Equity $0
Reserves

Fund operating and capital reserves at close. Reserves increase your total acquisition cost and drain to equity at exit.

No reserves added yet.

Reserves set aside cash at close to cover future expenses, debt service shortfalls, or capital improvements. They increase your acquisition cost and drain back to equity at exit. Repairs & Maintenance or Real Estate Taxes are common starting points.

RE Tax — for property taxes OpEx — for operating expenses TI — for tenant improvements LC — for leasing commissions CapEx — for other capital expenditures Debt Service — backstop for negative cash flow months Other — user-defined draws
Debt
Loan 1 — Acquisition Loan
Sizing
%
Pricing
Term
Loan 2 — Additional Loan
Sizing
%
Pricing
Term
Loan 3 — Additional Loan
Sizing
%
Pricing
Term
Loan 4 — Additional Loan
Sizing
%
Pricing
Term
Loan 5 — Additional Loan
Sizing
%
Pricing
Term
Loan 6 — Additional Loan
Sizing
%
Pricing
Term
Loan 7 — Additional Loan
Sizing
%
Pricing
Term
Loan 8 — Additional Loan
Sizing
%
Pricing
Term
Loan 9 — Additional Loan
Sizing
%
Pricing
Term
Loan 10 — Additional Loan
Sizing
%
Pricing
Term

Returns, sensitivity, and a full cash flow will appear here.

Make sure you've filled in:

  1. Cash Flows — NOI imported
  2. Purchase & Sale — price, costs, exit
  3. Debt — at least one loan

Then click Calculate on the Debt tab.