DealGradeCommercial Investor
$49 a month. No free trial. Test payments only.
Create your accountCommercial property. Fully accounted for.
Recoveries, reserves, lease rollover and lender sizing. See the full picture before your offer.
NOI build-up & recoveriesTI / LC & lease rolloverDSCR & lender loan sizingStress tests & sensitivity
Look inside a sample deal.
PROPERTY LOCKED · ASSUMPTIONS EDITABLEThe sample property
Locked sampleFinancing
EstimateAssumptions Estimate
Annual amounts unless marked monthly. Your edits stay in place.
The real numbers
Retail NNN · NevadaB
DEAL GRADE
Estimate72 / 100
Adjusted cap rate6.50%Cap on price 6.63%
Monthly cash flow$2,653After expenses & debt
Cash needed$930,424Down payment, costs & repairs
Cash-on-cash3.42%Debt coverage 1.25×
This deal pays its expenses and loan with cash left over at these assumptions.
Where the income goes
Annual · Estimate| Gross rent | $174,000 |
|---|---|
| Other income | $0 |
| Vacancy loss | -$6,960 |
| Recovered expenses | $35,078 |
| Effective gross income | $202,118 |
| Property tax | -$26,640 |
| Insurance | -$3,150 |
| Management | -$3,032 |
| Repairs | -$0 |
| Utilities | -$0 |
| Admin | -$0 |
| CAM | -$6,750 |
| HOA | -$0 |
| Reserves | -$1,130 |
| TI / leasing commissions | -$2,250 |
| Adjusted NOI | $159,167 |
| All-in purchase cost | $2,448,000 |
Your loan
Estimate, not a quoteNet lease loan
Rate7.50%
Loan amount$1,517,576
Loan-to-value63.23%
DSCR1.25×
Income coverage limits this loan. LTV test: $1,800,000 · DSCR test: $1,517,576
| Net lease, 10-year fixedPublished best case | 7.03% |
|---|---|
| Real-world cushionPublished rates are best case | 0.50% |
Rate reference: Freddie Mac weekly average, as of Oct 29, 2026.
Market yardstick
6.60%Spread -0.10 pts
Single-tenant net lease retail averaged 6.60% in Q2 2026. Corporate fast food 5.85%, drug stores 7.85%.
Price to hit your target
Target adjusted cap$2,364,646
Break-even cash flow$2,993,248
DSCR of 1.25×$2,400,000
An em dash means no price in the tested range meets the target.
What if things change?
| Scenario | Adj. cap | Cash / mo | DSCR |
|---|---|---|---|
| As enteredYour numbers, no shock. | 6.50% | $2,653 | 1.25× |
| Rents 10% lowerNew tenants pay less than the estimate. | 5.83% | $1,282 | 1.12× |
| Vacancy up 5 pointsA unit sits empty longer, or a tenant stops paying. | 6.08% | $1,789 | 1.17× |
| Insurance up 30%Renewal comes in high. | 6.50% | $2,648 | 1.25× |
| Repairs doubleAn older building has a bad year. | 6.50% | $2,645 | 1.25× |
| Rate up 1 pointThe loan quote comes back higher. | 6.50% | $1,595 | 1.14× |
| Rough yearRents down 5%, vacancy up 3 points, insurance up 20%. | 5.92% | $1,466 | 1.14× |
Adjusted cap sensitivity
Rent change down the side. Purchase price change across the top.
| Rent / price | -15% | -10% | -5% | 0% | +5% |
|---|---|---|---|---|---|
| -10% | 6.87% | 6.48% | 6.14% | 5.83% | 5.55% |
| -5% | 7.26% | 6.86% | 6.49% | 6.17% | 5.87% |
| 0% | 7.66% | 7.23% | 6.85% | 6.50% | 6.19% |
| +5% | 8.06% | 7.60% | 7.20% | 6.84% | 6.51% |
| +10% | 8.45% | 7.98% | 7.55% | 7.17% | 6.83% |
Commercial rents follow the lease
Rent limits cover housing. Shops, offices, warehouses and storage raise rent only as the lease allows.
The grade rates the numbers only.
It says nothing about the neighborhood or the people in it.
A80+B65–79C45–64D25–44FUnder 25