Underwrite the commercial deal like an operator.

Yes. Every tool here is free, runs entirely in your browser, and asks for no login and no email. They are the same models we use to underwrite South Coast commercial deals before taking a building under management. Run as many scenarios as you want — your numbers never leave your device.

Most commercial lenders want a 1.20x to 1.25x Debt Service Coverage Ratio minimum, and stronger sponsors target 1.35x or higher on NNN and mixed-use. DSCR is net operating income divided by annual debt service. The Buy & Hold Analyzer reports DSCR live so you see whether the rent roll covers the loan with cushion to spare.

Cap rate is net operating income divided by value or price — the unlevered yield. Buyers value commercial property by dividing stabilized NOI by a market cap rate, so a 7% cap on $140,000 NOI implies a $2,000,000 value. Small NOI gains or cap-rate shifts move value sharply, which is why the Buy & Hold Analyzer isolates NOI.

Yes. Use the Flip Analyzer or Flip to BRRRBBR to model the reposition — acquisition, capital budget, hard money or bridge debt, holding costs, and the stabilized refinance. They run profit and cash-on-cash matrices across a range of after-repair values so you can pressure-test the exit before you commit capital to the renovation.

Commercial buildings depreciate over 39 years. When you sell, the IRS taxes the depreciation you claimed at a rate up to 25% — depreciation recapture — separate from capital gains on appreciation. It applies whether or not you deducted it. The Sale Analyzer separates recapture from gains so the after-tax proceeds are accurate. Confirm with your CPA.

The Net Investment Income Tax adds a 3.8% federal surtax on investment gains for filers above $200,000 single or $250,000 married filing jointly. On a sizable commercial gain it stacks on top of federal capital gains, state tax, and depreciation recapture. The Sale Analyzer folds NIIT into the after-tax number so the headline price never misleads.

Yes. A 1031 exchange defers capital gains and depreciation recapture when you roll proceeds into like-kind property on the IRS timeline — 45 days to identify, 180 days to close. In the Sale Analyzer, set taxes owed near zero to model the deferred path and compare it against a taxable sale. Always use a qualified intermediary and your CPA.

Commercial cash-out refinances commonly cap at 65% to 75% loan-to-value depending on asset type, tenancy, and DSCR; stabilized NNN with strong credit tenants reaches the higher end. The Portfolio Refi Analyzer defaults to 75% — adjust to your lender's quote and the blended equity, debt service, and DSCR across every building update instantly.

Run the Store of Value Calculator. A NNN asset that only breaks even is an appreciation play, so compare holding for equity growth against selling, netting your proceeds after tax, and redeploying. It stress-tests bear, expected, and bull cases and reports CAGR, so the hold-versus-sell decision rests on numbers rather than instinct.

CAGR — compound annual growth rate — is the annualized return that produces a given result over a set period. Total dollar gain tells you how much; CAGR tells you how fast, compounding, per year. It is the only fair way to line up a five-year commercial hold against redeploying that equity elsewhere, because it accounts for time.

Under a triple-net lease the tenant pays the three nets — property taxes, building insurance, and maintenance — on top of base rent, so the owner nets close to the headline rent. NNN income is more predictable than gross-lease income but hinges on tenant credit and lease term. Enter the net rent as income when you model a NNN deal.

Add a row, enter the address, NOI, current balance, payment, units, and a value range, then mark it Refi or Skip. The tool blends every building into one DSCR, one cash-out total, and one debt-service figure, and supports up to ten properties. Toggling Skip shows which combination produces the strongest portfolio-level result.

Yes. Fortified manages NNN, mixed-use, and retail-strip assets across Fall River, New Bedford, and the South Coast, and coordinates 1031 exchange and Opportunity Zone timing. We stay candid on lifecycle stage and hard on deferred maintenance, with HD video verification on every site visit. David M. Ferreira, MA Broker #9537412.

Bring the numbers to Fortified for commercial oversight. We pair tech-enabled management — video verification, vendor enforcement, AI-driven reporting — with the financial literacy to model the full lifecycle. You can't manage what you can't see. David M. Ferreira, MA Broker #9537412 — call (508) 671-7228 or send a message.