Easy Pro Forma: ROI Calculator

About this app

Run a complete pro forma on any property in under three minutes. No account, no login, no signal required - it all works offline, standing in the driveway. Most real estate calculators stop at NOI, cap rate and cash-on-cash. Those numbers tell you what a property does in year one. They do not tell you what you actually keep. Easy Pro Forma models the whole hold: depreciation, after-tax cash flow, and what you owe the day you sell. WHAT YOU GET BACK - Monthly and annual cash flow, year by year, with growth on both income and expenses - Cap rate, cash-on-cash, DSCR, GRM - IRR and equity multiple, calculated on after-tax cash flow rather than pre-tax - Depreciation on a 27.5-year residential or 39-year commercial schedule - Section 168(k) bonus depreciation, with cost-segregation percentages by property type - Exit analysis with selling costs, loan payoff, and a three-bucket tax calculation: bonus recapture at your ordinary rate, building recapture at 25 percent, capital gains on the rest DEALS YOU CAN ACTUALLY MODEL - Single family, duplex, triplex, fourplex - Multifamily, 5+ units, with unit mix - Commercial office, retail and industrial, with NNN leases, CAM charges, rent per square foot and itemized acquisition costs - Two loans per property. Fixed or adjustable, interest-only periods, balloon payments, custom amortization, origination fees, or all cash THE THREE-MINUTE PART Templates pre-fill the assumptions you would otherwise type every time - Conservative Residential, Standard Residential, Commercial - or save your own. Change one input and every downstream number updates at once, so you can run a purchase price up and down until the deal either works or clearly does not. SHARE IT Export a PDF with the property details, your assumptions, the full cash flow projection and the exit tax analysis. Send it to a partner, a lender, or your own files. WHAT IT DOES NOT DO No account. No sign-up. No analytics on your deals. Nothing is uploaded, because there is no server to upload it to - every number stays on your device. The app is 1.8 MB and works with airplane mode on. Built for people who underwrite their own deals and want the after-tax answer, not just the pretty one. Easy Pro Forma is an analysis tool, not tax or investment advice. Confirm depreciation and tax treatment with your CPA before you file.

The PDF report got a serious upgrade. • Investment Summary cover page — headline metrics and your assumptions at a glance • Sensitivity Analysis — a 5x5 grid showing how cash-on-cash moves with vacancy and rent growth • Expense Breakdown — every category measured against industry benchmarks, including NNN recovery • Depreciation Schedule — year by year, with tax savings and bonus depreciation called out • Amortization now broken out per loan, with total interest and principal • Equity buildup now includes a bar chart Fixed: reopening a saved analysis dropped its bonus depreciation election and quietly recomputed on straight-line. If you underwrote a deal with Section 168(k) bonus depreciation, saved it and came back to it, the year-1 depreciation, tax liability, after-tax cash flow, IRR and exit numbers were all understated. Saved analyses now reopen exactly as you ran them. Still no account and no sign-up, and your analyses stay on your device.

Momentum comes from crawler snapshots for the tracked storefront. “Viral growth signal” means unusually fast recent rating gains; it is an indicator, not download data.

1. First observed Sep 11, 2026 · 7:01 PM Free