Easy Pro Forma

Easy Pro Forma puts professional real estate investment analysis in your pocket. Model any property — from a single-family rental to a 100-unit apartment complex to a commercial office building — and get the numbers that actually matter: after-tax cash flow, IRR, equity multiple, and what you'll owe in taxes when you sell.

WHAT MAKES IT DIFFERENT

Most real estate apps stop at NOI and cap rate. Easy Pro Forma goes deeper — modeling depreciation, tax impact, and exit taxes the way a real underwriting model does. Full Section 168(k) bonus depreciation and a three-bucket exit tax calculation (bonus recapture, Section 1250, and capital gains) analysis right on your phone.

ALL PROPERTY TYPES, ONE APP

• Single-family rentals
• Duplexes, triplexes, and fourplexes
• Multifamily apartments (5+ units with unit mix)
• Commercial office, retail, and industrial
• Dedicated inputs for each — NNN leases, CAM charges, rent per SF, and itemized acquisition costs for commercial deals

FULL FINANCIAL ANALYSIS

• Net Operating Income with vacancy, management, maintenance, CapEx reserves, and expense growth
• Cap Rate, Cash on Cash Return, DSCR, and Gross Rent Multiplier
• Multi-year cash flow projections with income and expense growth
• Loan amortization with interest-only periods and balloon payment support
• Two loans per property (primary + secondary financing)
• IRR and equity multiple calculated on after-tax cash flows
• Depreciation modeling (27.5-year residential, 39-year commercial)
• Bonus depreciation with cost segregation percentages by property type
• Exit analysis with selling costs, loan payoff, and depreciation recapture
• Three-bucket exit tax: bonus recapture at your income rate, building at 25%, capital gains on the remainder

PROFESSIONAL PDF REPORTS

Export a clean, professional PDF you can share with partners, lenders, or your own records. Includes property details, assumptions, cash flow projections, and complete exit tax analysis.

BUILT FOR SPEED

Templates pre-fill common assumptions so you can run a full analysis in under 3 minutes. Start with Conservative Residential, Standard Residential, or Commercial — or create and save your own custom templates. Change one number and see every metric update instantly.

FLEXIBLE FINANCING

Model deals the way they actually happen. Primary and secondary loans, fixed or adjustable rate, interest-only periods, balloon payments, custom amortization, origination fees, and all-cash purchases.

SIMPLE AND PRIVATE

No account required. No login. No data collection. Everything stays on your device. Works completely offline — run numbers at a property showing with no signal.

Easy Pro Forma is built for real estate investors who want institutional-quality analysis in their pocket without the complexity of a spreadsheet.