Free small commercial calculator
Underwrite the rent roll, debt, reserves, and exit in one view.
Built for retail and strip-plaza analysis using leased square footage and annual rent per square foot—not a residential model wearing a new label.
✓ Free ✓ No signup required
CommercialDirect answer
What this calculator does
A commercial real estate calculator estimates effective income, NOI, debt coverage, cash flow, and returns from leased square footage, rent and recoveries, vacancy, credit loss, expenses, reserves, financing, and exit assumptions.
Worked example
Follow the assumptions into the result.
Illustrative inputs only—not a property recommendation. Replace every assumption with verified numbers before making a decision.
This example is generated from DealCooker’s calculation engine during the site build, so the displayed outputs stay tied to the product’s math.
What DealCooker models
Change an assumption. See the whole deal move.
- 01Leased area, rent per square foot, and reimbursements
- 02Vacancy, credit loss, management, and tenant reserves
- 03Debt service, hold period, rent growth, and exit cap
When the deal misses
Don’t stop at “no.”
Test the supported levers.
DealCooker can test a lower purchase price and, when applicable, a larger down payment against the active strategy’s workout logic. It does not optimize interest rates, points, loan products, or every financing term.
Calculation methodology
How DealCooker models this strategy
DealCooker calculates occupied rent and recoveries, subtracts economic vacancy, credit loss, management, nonrecoverable expenses, tenant-improvement and leasing reserves, and fixed property costs for NOI, then subtracts debt service and models the hold and exit.
Read the full methodology and metric definitions ↗Questions answered
What investors ask about Commercial
How is commercial NOI calculated?
DealCooker starts with occupied rent and recoveries, then subtracts vacancy, credit loss, management, nonrecoverable operating expenses, tenant and leasing reserves, taxes, insurance, and other modeled operating costs.
What is DSCR in commercial real estate?
Debt service coverage ratio compares modeled NOI with required debt service. A ratio above 1 means NOI exceeds debt service, but lender standards and definitions vary.
Why model tenant-improvement and leasing reserves?
Tenant improvements and leasing commissions can require significant future cash. Reserving for them keeps the operating view from overstating distributable cash.
Is DealCooker a commercial appraisal?
No. It is an underwriting model. Verify leases, rent roll, reimbursements, expenses, title, environmental condition, zoning, financing, and valuation independently.
Primary references
Sources behind the context
DealCooker’s formulas come from its tested calculation engine. These external references support definitions, diligence reminders, or operating context—not the worked-example assumptions. Sources checked 2026-07-24.
Free real estate underwriting
Bring the property.
DealCooker brings the model.
Analyze a deal — free ↗No credit card. No signup required to start.