Easy Pro Forma: ROI Calculator

Run a complete pro forma on any property in under three minutes. No account, no login, no signal required - it all works offline, standing in the driveway.

Most real estate calculators stop at NOI, cap rate and cash-on-cash. Those numbers tell you what a property does in year one. They do not tell you what you actually keep. Easy Pro Forma models the whole hold: depreciation, after-tax cash flow, and what you owe the day you sell.

WHAT YOU GET BACK

- Monthly and annual cash flow, year by year, with growth on both income and expenses
- Cap rate, cash-on-cash, DSCR, GRM
- IRR and equity multiple, calculated on after-tax cash flow rather than pre-tax
- Depreciation on a 27.5-year residential or 39-year commercial schedule
- Section 168(k) bonus depreciation, with cost-segregation percentages by property type
- Exit analysis with selling costs, loan payoff, and a three-bucket tax calculation: bonus recapture at your ordinary rate, building recapture at 25 percent, capital gains on the rest

Every number above is calculated for everyone and feeds the IRR and equity multiple on your results screen. Pro adds the Tax Impact screen that breaks the depreciation and exit taxes out year by year.

DEALS YOU CAN ACTUALLY MODEL

- Single family, duplex, triplex, fourplex
- Multifamily, 5+ units, with unit mix
- Commercial office, retail and industrial, with NNN leases, CAM charges, rent per square foot and itemized acquisition costs
- Two loans per property. Fixed or adjustable, interest-only periods, balloon payments, custom amortization, origination fees, or all cash

THE THREE-MINUTE PART

Templates pre-fill the assumptions you would otherwise type every time - Conservative Residential, Standard Residential, Commercial - or build and save your own with Pro. Change one input and every downstream number updates at once, so you can run a purchase price up and down until the deal either works or clearly does not.

SHARE IT

Export a PDF with the property details, your assumptions and the full cash flow projection. Pro adds the Tax Impact, Depreciation Schedule, Sensitivity Analysis, Equity & Returns and Expense Breakdown pages. Send it to a partner, a lender, or your own files.

FREE AND PRO

Free, with no time limit: every calculation, the full results dashboard including IRR and equity multiple, all six property types, the complete annual cash-flow projection, unlimited saved properties, the built-in templates, and PDF export with the Investment Summary and Cash Flow pages.

Pro adds the Tax Impact screen, the amortization schedule, the equity buildup chart, custom templates and the full PDF report. The paywall never opens on its own - not on launch, not in the wizard, and not before your own numbers are on the screen. It appears only when you tap something marked Pro.

WHAT IT DOES NOT DO

No account. No sign-up. No analytics on your deals. Your properties, assumptions and analyses are never uploaded - there is no server holding them, and every number stays on your device. The app records anonymous usage data about which screens are opened, never the contents of a deal. It works with airplane mode on.

Built for people who underwrite their own deals and want the after-tax answer, not just the pretty one.

Easy Pro Forma is an analysis tool, not tax or investment advice. Confirm depreciation and tax treatment with your CPA before you file.

SUBSCRIPTION TERMS

Pro is an auto-renewable subscription: $9.99 per month, or $79.99 per year with a 7-day free trial. Payment is charged to your Apple Account at confirmation of purchase. It renews automatically unless auto-renew is turned off at least 24 hours before the current period ends, and you can manage or cancel it any time in your Apple Account settings.

Terms of Use (EULA): https://www.apple.com/legal/internet-services/itunes/dev/stdeula/
Privacy Policy: https://www.easyproforma.com/disclaimer-privacy-policy