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Free Commercial Real Estate Calculator

Commercial deals require different metrics than residential. Freddie calculates NOI, cap rate, DSCR, and cash-on-cash return on any commercial property.

Everything in This Free Tool

NOI Calculator
Net operating income from all income sources minus all operating expenses.
Cap Rate Analyzer
Implied cap rate at purchase and target cap rate for exit valuation.
DSCR Calculator
Debt service coverage ratio for lender qualification and risk assessment.
Value at Cap Rate
Calculate property value at various cap rates for buy, hold, and sell scenarios.
Cash-on-Cash Return
Annual cash flow as a percentage of total equity invested.
Score Certificate
Commercial deal score with shareable certificate for partners and lenders.

Real Deal. Real Numbers. Analyzed Free.

Dan White, 20-year fix-and-flip veteran in Northern Virginia, used FreeDealCalc to analyze a $130,000 wholetail opportunity in under 5 minutes. No spreadsheet. No paid software. Just Freddie.

Purchase
$210,000
Cleanout
$5,000
Resale
$349,000
Hold Time
1 Month
Strategy
Wholetail
Net Profit
$115,050
Before renovationAfter renovation
100
Deal Score
Strong Deal

"I've been flipping houses for 20 years and I built this tool because nothing free was actually good enough. Freddie does what I used to do with spreadsheets — but in seconds, for free, for every investor who needs it."

— Dan White, Founder, FreeDealCalc | 20-Year Fix & Flip Investor, Northern Virginia

A buyer who purchases this property as a wholetail deal undertakes all renovation work at their own direction, cost, and risk. The seller makes no representations regarding property condition and all sales are as-is. Buyer is responsible for all due diligence, inspections, and compliance with local codes and regulations.

Frequently Asked Questions

How is commercial real estate analysis different from residential?

Commercial real estate is valued based on income (NOI ÷ Cap Rate) rather than comparable sales. Key metrics are NOI, cap rate, DSCR, and cash-on-cash return. Financing is different — typically 20-30% down, shorter terms, and based on property income rather than personal income.

How do you calculate NOI for commercial real estate?

NOI (Net Operating Income) = Gross Income minus Vacancy minus Operating Expenses. Operating expenses include taxes, insurance, management, maintenance, and reserves — but NOT debt service (mortgage). NOI is the pre-financing income from the property that drives its value.

What is a good cap rate for commercial real estate?

Cap rates vary dramatically by property type and market. Class A multifamily in major metros: 4-5%. Retail and office (challenging sectors): 6-8%. Industrial: 4-6%. Smaller markets and value-add opportunities: 7-10%+. Always compare to local market cap rates for the specific property type.

What is DSCR in commercial real estate lending?

Debt Service Coverage Ratio = NOI ÷ Annual Debt Service. Most commercial lenders require 1.20-1.25x DSCR minimum. A 1.25x DSCR means NOI is 25% above your loan payments — the lender's cushion if vacancy or expenses increase. Calculate this before applying for commercial financing.

How do commercial real estate values change with cap rates?

Commercial property values are directly tied to NOI and cap rates: Value = NOI ÷ Cap Rate. If NOI is $100,000 and the market cap rate is 6%, value is $1,666,666. If cap rates compress to 5%, same NOI property is worth $2,000,000. Understanding this relationship is fundamental to commercial investing.

What types of commercial real estate are best for investors?

Multifamily 5+ units: most accessible, strong demand, proven financing. Industrial/warehouse: strong fundamentals, longer leases, simpler management. NNN retail (triple-net leases): passive income, tenant pays all expenses. Office and traditional retail: challenged by remote work and e-commerce trends.

More Free Tools

→ NOI Calculator→ Cap Rate Calculator

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