The numbers
A deal is not good or bad. It is early or late.
The same numbers every lender runs — no signup, nothing saved anywhere but this browser. Each tool is filed against the years of the roadmap where it earns its keep.
calculatorY1 · Foundation · First doorThe Long Game calculatorOne pile of capital, twenty years, two roads — leveraged real estate vs. the index fund. The site's thesis with sliders on it.calculatorY3 · First door · ScalingDeal analyzerCash-on-cash, cap rate and DSCR — the same three numbers every lender runs, with a verdict on which year of the roadmap the deal belongs to.calculatorY3 · First door · ScalingFlip calculator (70% rule)Maximum allowable offer and the full profit waterfall — where the 30% actually goes, and what's left when it does.calculatorY4 · First door · ScalingBRRRR calculatorAll-in vs. ARV, cash returned at the refinance, cash stranded, and the post-refi DSCR — the whole method on one screen.calculatorY2 · Foundation · First doorHouse hack calculatorYour real monthly housing cost with tenants paying the mortgage — plus the FHA self-sufficiency test that decides what you can buy.calculatorY7 · ScalingRefinance timerWhen a cash-out refi shortens the distance to Year 20 — and when it just extends the runway on Year 7. The rule, with sliders.calculatorY12 · SyndicationWaterfall visualizerPreferred return, catch-up, promote — with the money actually moving between LPs and the sponsor.calculatorY14 · Commercial · Legacy1031 exchange calculatorThe tax bill you'd pay selling outright, the equity a 1031 keeps working, and what the deferral compounds into.calculatorY3 · First door · ScalingAssumption arbitrage calculatorWhat a seller's 3% assumable loan is actually worth in dollars — NPV of the rate lock, the blended rate after gap financing, and how much above list it justifies.calculatorY5 · First door · ScalingPortfolio velocity simulatorA month-by-month simulation of 1 to N doors — cashflow snowballing into down payments, rule-safe refis recycling equity, and the year your target income arrives.calculatorY9 · Scaling · SyndicationNote yield calculatorThe note buyer's two questions, solved both directions: the yield your price buys, and the price that hits your target yield — with balloons and collateral coverage.calculatorY13 · Scaling · CommercialCost segregation plannerThe first-year paper loss a cost-seg study creates, the tax it shields at your marginal rate, the study's ROI — and the recapture bill it quietly books for the exit.calculatorY16 · Commercial · LegacyExit strategy comparatorThe same sale run three ways — pay the tax, 1031 it, or carry the note — with after-tax wealth curves for the fifteen years that follow the closing.