JB PARCELFree tools
40 real estate investment calculators
Every calculator here runs live in your browser, takes advanced inputs when you need them, and shares by link so you can hand a deal to a partner or a lender. Free, no account. Screening a specific property? Pull its appraised value, acreage, and last sale off the JB PARCEL map first.
Financing and loans
Payment, cost of capital, and what a lender will actually approve.
Mortgage and amortization
Payment, PITI, PMI, points, extra principal, and a year-by-year amortization table.
Open →DSCR
Coverage ratio from real rent and expenses, plus the biggest loan that still qualifies.
Open →Hard money cost
Points, fees, interest, and what the money really costs once you annualize it.
Open →Seller financing and balloon
Owner-carry note payment, balloon balance, balloon date, and the seller's total return.
Open →Refinance break-even
New payment, monthly savings, and the month you finally get your closing costs back.
Open →Debt yield
The one loan-sizing test that ignores rates and terms. Plus your max loan at the lender's floor.
Open →Rental analysis
The numbers that decide whether a rental is worth owning.
Rental cash flow
Cash flow, cap rate, cash-on-cash, and DSCR in one pass, with vacancy and capex included.
Open →Cap rate
NOI and cap rate from rent and expenses, plus what the property is worth at a market cap.
Open →NOI
Build NOI line by line, with an expense ratio check and the value it supports.
Open →Cash-on-cash return
What your own money earns, with every dollar of cash-in itemized and an after-tax view.
Open →Gross rent multiplier
The 15-second screen: price over gross rent, plus the value a comp GRM implies.
Open →Break-even occupancy
The occupancy where you stop making money, and how much cushion you actually have.
Open →Short-term rental revenue
ADR times occupancy, minus the fees and cleaning that eat a third of it.
Open →Flips, BRRRR, and wholesale
Offer price, rehab budget, carry, and the profit left at the end.
70% rule and MAO
The classic 70% screen, plus the MAO that actually protects your target profit.
Open →BRRRR
All-in cost, refi proceeds at your LTV, and exactly how much cash stays trapped.
Open →Rehab budget
Line-item scope with contingency, overhead, and a cost-per-square-foot sanity check.
Open →Holding costs
What the property costs you every day it sits, and what each month of delay really costs.
Open →Wholesale assignment fee
Your buyer's MAO, your max contract price, and the fee that still leaves them a deal.
Open →Commercial and land
Leases, pad sites, subdivision yield, and per-square-foot math.
NNN lease
Rent per square foot to NOI to value, with escalations, free rent, and TI in the model.
Open →Pad site value
Ground rent capitalized into value, cross-checked against per-square-foot and per-acre comps.
Open →Land and lot yield
Gross acres to buildable lots after roads and open space, with cost and margin per lot.
Open →Price per square foot
Per-foot pricing on the building and the land, and what a comp per-foot price implies.
Open →Tennessee tax and closing
Property tax, transfer and recordation tax, depreciation, and exchange deadlines.
Tennessee property tax
Assessment ratio to assessed value to the bill, with your own county and city rates.
Open →Tennessee closing costs
Transfer tax, indebtedness tax, title, and both sides of the settlement statement.
Open →Depreciation
Depreciable basis, annual deduction, and the tax it shelters over 27.5 or 39 years.
Open →Capital gains on a sale
Adjusted basis, gain, recapture, and what is left after tax. You set every rate.
Open →1031 exchange timeline
Your exact 45-day and 180-day dates, days remaining, and the tax-return cutoff.
Open →Returns and timing
What the whole hold period actually earned you.
Building, site, and zoning
Stairs, ramps, lot coverage, FAR, roofs, driveways, and walls: the code and material math that decides whether a plan works before you pay for drawings.
Stair treads and risers
Floor-to-floor height to risers, treads, total run, and stringer length, checked against code.
Open →ADA ramp length
Rise to ramp length, runs, landings, and handrails under the 2010 ADA Standards.
Open →Lot coverage
Building and impervious coverage against the zoning limit, and the footprint you have left.
Open →Floor area ratio (FAR)
FAR, maximum buildable floor area, stories needed, and land cost per buildable square foot.
Open →Roof pitch and squares
Pitch, angle, roof area from the footprint, and squares and bundles to order.
Open →Gravel driveway
Stone for a driveway in cubic yards and tons, base and top layers, and truckloads.
Open →Retaining wall blocks
Blocks, caps, courses, and base gravel for a segmental block wall, with the permit height flagged.
Open →Concrete slab and footing
Yards to order, bag counts, and delivered cost for a slab, pad, or footing, waste included.
Open →Parking stalls and ADA
Stalls a zoning ratio requires, the accessible and van stalls that come with them, and the land it takes.
Open →Setbacks and buildable area
The building envelope left after setbacks: its width, depth, area, and share of the lot.
Open →Fence posts and materials
Posts, rails, and pickets for a fence, and the post count a closed perimeter changes.
Open →Cut, fill, and haul
Cut against fill in bank, loose, and compacted yards, and the loads that actually move.
Open →Common questions
Are these calculators really free?
Yes. Every calculator on this page is free, works without an account, and has no usage limit. They run entirely in your browser. What we sell is the parcel and assessment data behind the map, not the math.
Can I save or share a calculation?
Yes. Change any input and the page URL updates with your numbers. Hit Copy link and send it to your lender, your partner, or your agent, and they open the exact scenario you were looking at. Print gives you a clean one-page version with the inputs and results and none of the navigation.
What are the advanced options for?
The top fields get you a fast answer. The Advanced options section is where the deal actually lives: vacancy, capex reserves, management, points, PMI, escalations, closing costs, holding months. If you are underwriting something you intend to buy, open it and fill it in.
Which calculator should I start with?
For a rental, start with rental cash flow, which gives you cash flow, cap rate, cash-on-cash, and DSCR in one pass. For a flip, start with the 70% rule and MAO calculator. For a commercial building, start with NOI.
Are the results financial advice?
No. These are estimating tools. Rates, taxes, insurance, and expenses change, and your lender, your CPA, and your closing attorney are the ones who give you binding numbers. Use these to decide which deals are worth their time.
Stop typing in numbers you guessed
Parcels on the JB PARCEL map carry the appraised value, assessed value, acreage, land use, year built, and last recorded sale wherever the county publishes them. Pull the real figures, then run them here.
Open the map