Free Real Estate Financial Tools

Depreciation schedules, loan payments and amortization, variable-rate and balloon loan schedules, interest rate conversions, IRR and cash flow timing, and 1031 exchange recaps. No account required.

These calculators are the financial utilities from the planEASe desktop software, rebuilt for the web. They use the same calculations planEASe has used for commercial real estate analysis since 1982. Every result can be shared as a link or saved as a PDF.

Calculators

Loan Planner

Explore payments across loan amounts and rates, then create an amortization schedule.

See payments for five loan amounts at seventeen interest rates in one table. Click any payment to re-center on it, then open the full amortization schedule with yearly interest and principal totals. Weekly, bi-weekly, monthly, quarterly, semi-annual or annual payments. Find balloon balances on commercial loans.

Examples: $2M commercial loan, $400K rental, 30 years

Open Loan Planner

IRR, NPV & MIRR Cash Flow Calculator

See how cash flow timing changes IRR and NPV.

Enter dated cash flows, or paste them from a spreadsheet, and get the total, NPV, IRR and MIRR. The Compare tab shows the same cash flows under year-end, actual-date and true mid-month timing, charts NPV across discount rates, and flags cash flows that have more than one IRR. Download a PDF report. Subscribers can also open saved .ut1 files and publish share links.

Examples: Subdivision development, When IRR gives two answers, Be careful with MIRR, A bond

Open IRR, NPV & MIRR Calculator

Variable-Rate Amortization Schedule

Amortize a loan whose rate or payment changes.

Build a loan one step at a time, each step with its own rate and payment: rate changes, interest-only periods, balloons and negative amortization, up to 200 steps. Monthly and yearly schedules to the cent, a payment calculator, and a PDF. Opens and saves planEASe .ut4 loan files. For a plain fixed-rate loan, use Loan Planner.

Examples: Rising rate and payment, Interest-only, then balloon

Open Variable-Rate Amortization Schedule

1031 Exchange Recap

Balance the equity, cash and paper in a two-party or three-party exchange.

Enter each party's market value, loans, cash and paper, and the transaction costs. The recap shows who gives and gets what, how costs are paid from the available cash, and a recap page for each party. Commissions and costs can be entered as percentages. It balances the economics of the exchange; it does not compute taxable gain or basis.

Examples: Two-party swap, Three-party exchange

Open 1031 Exchange Recap

Asset Depreciation Calculator

Calculate MACRS and other depreciation schedules.

Year-by-year schedules for 27.5-year residential rental and 39-year nonresidential property, qualified improvement property, cost segregation classes and custom methods, with bonus depreciation. Land value is subtracted automatically to find the depreciable basis.

Examples: Duplex rental, Cost segregation with bonus

Open Asset Depreciation Calculator

Interest Rate Comparisons

Convert and compare 14 ways of quoting an interest rate.

Enter a rate in any box and see its equivalent nominal and effective annual rates for annual, semi-annual, quarterly, monthly, weekly, daily and continuous compounding. Useful for comparing loan and deposit quotes, APR against APY, and Canadian mortgage rates.

Examples: Credit card at 24% APR, Canadian mortgage at 6.5%

Open Interest Rate Comparisons

What the free tools include

A link for every result: On the loan, depreciation, interest rate and exchange tools, all inputs are kept in the page address. Copy the link and anyone who opens it sees the same calculation. (The IRR calculator's share links are a subscriber feature.)
PDF reports: Download a report with your assumptions, the results and a link back to the live calculation.
No account, nothing stored: No sign-up and no credit card. Enter your numbers and calculate; the free tools don't save them on our servers. Saved files and share links in the IRR calculator are for subscribers.

Use these tools with your AI assistant

Connect Claude or another AI assistant to the loan, depreciation, interest rate and exchange calculators and ask in plain English. The assistant runs the same calculation and gives you a link to check it. Assistant access to cash flow analysis, including the IRR calculator and saved files, is part of planEASe subscriptions. How to connect

Need the full investment analysis?

These tools each answer one question. planEASe puts depreciation, financing, taxes and sale proceeds together in a complete before-tax and after-tax cash flow analysis for commercial real estate.

See planEASe plans and pricing

These calculators are planning tools, not tax or financial advice.