The deal calculator that refuses to lie to you
Most creative-finance spreadsheets will print any number you ask for. This one won't. It refuses cash-on-cash when no cash goes in, refuses a fee cap when the exit is unknown, and prints UNKNOWN instead of guessing. Then it runs ten validation tests in front of you, so you can check the arithmetic yourself.
Open the calculator
Free, no card. It runs in your browser and nothing you type leaves this page — the deal numbers are not sent anywhere. Your name and email are, so I can send the one-page deal sheet template.
No spam, no drip sequence, no calls. Unsubscribe in one click.
It prices a deal, it does not sell one
No income claims, no projections, no “you could make”. Five outputs: cash to close, monthly stack, net cash flow, cash-on-cash, and a fee with its cap.
Four fields print UNKNOWN by design
Independent value with no source, DSCR, any expense without a quote, any rent without a comp. Blank with a reason beats a placeholder.
The tests are the point
Nobody publishes theirs. You can open the validation panel and watch all ten pass, including the three that prove the refusals actually refuse.
Sims Investment Management Services LLC · The calculator is an arithmetic tool. It is not an appraisal, not legal advice, not tax advice, and not an offer to buy or sell property. Verify every input against a source document.