Commercial Real Estate Calculator
Analyze sales, loans, leases, and auctions with institutional-grade metrics. Get instant cap rates, DSCR, cash-on-cash returns, and more.
CRE CalculatorAnalyze deals based on income, expenses, and financing. We automatically filled the calculator with data from the deal you are viewing, fill free to modify it to see how it affects the results.
Deal Type
30 years
10 years
Operating Income
Operating Expenses (Annual)
Net Operating Income (NOI)
$320,000.00
Debt Service Coverage Ratio (DSCR)
1.13x
Cap Rate
6.40%
Cash Flow (Annual)$35,569.39
Cash-on-Cash Return2.54%
Monthly Debt Service$23,702.55
Annual Debt Service$284,430.61
Everything You Need to Analyze a Deal
Sale Analysis
Evaluate acquisitions with cap rate, cash-on-cash return, DSCR, and full operating expense breakdowns.Loan & Refinance
Model refinance scenarios with LTV and DSCR constraints, balloon payments, and cash-out proceeds.Lease Modeling
Calculate total lease value, effective rent with free-rent periods, and year-by-year escalation schedules.Auction Analysis
Factor in buyer's premiums, earnest deposits, and all-in acquisition costs for auction properties.Instant Metrics
Get real-time results as you adjust inputs — NOI, debt service, equity needed, and more.Visual Breakdowns
Understand deal economics at a glance with clear summaries and amortization schedules.Frequently Asked Questions
Capitalization rate (cap rate) is the ratio of a property's net operating income (NOI) to its purchase price. It's expressed as a percentage and is used to estimate the investor's potential return on investment. For example, a $5M property with $400K NOI has an 8% cap rate.
Debt Service Coverage Ratio (DSCR) measures a property's ability to cover its debt obligations. It's calculated by dividing the net operating income by the annual debt service. A DSCR above 1.25 is generally considered healthy by lenders, while below 1.0 means the property doesn't generate enough income to cover its debt.
Cash-on-cash return measures the annual pre-tax cash flow relative to the total cash invested (down payment + closing costs). It helps investors understand the actual yield on their out-of-pocket investment, making it useful for comparing deals with different leverage levels.
The amortization period is the total time over which the loan is scheduled to be fully repaid (e.g., 30 years), determining the monthly payment amount. The loan term is the actual duration of the loan before it matures (e.g., 10 years), at which point the remaining balance (balloon payment) is due. CRE loans typically have shorter terms than their amortization periods.
A Triple Net (NNN) lease is a lease structure where the tenant pays all property operating expenses in addition to base rent — including property taxes, insurance, and maintenance. This shifts most of the operating cost burden from the landlord to the tenant, making NNN leases popular for commercial properties.
The buyer's premium is an additional fee charged to the winning bidder, expressed as a percentage of the hammer price (typically 5-10%). It's added on top of the purchase price and included in the total acquisition cost alongside closing costs and earnest deposits.