Real Estate Proforma Calculator
Fill in the blanks — income, expenses, and financing — and export a Year-1 operating statement you can send to a partner or bring to a strategy call.
Property
LendCity™ Mortgages
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This Real Estate Proforma Calculator is just the beginning. Our team of specialists is ready to help you structure your next deal for maximum growth and cash flow.
Contact Information
+1 (226) 783-1640
scott@lendcity.ca
4769 Wyandotte St E
Windsor, ON N8Y 1H8
lendcity.ca
From GPR to cash flow
EGI
Net operating income
Unlevered yield
Coverage test
How this proforma works
Build a lender-style Year-1 income and expense statement, layer financing, and export NOI, cap rate, cash flow, and DSCR.
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Property and purchase
Name, city, price, closing costs, and any immediate capex.
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Income and expenses
Add or rename lines. Vacancy and management are applied to the totals.
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Export or email
Download a PDF or email results before you book a call.
Proforma versus the simpler cash-flow calculator
Use this page when a partner or underwriter wants to see the lines. Use the property cash-flow calculator when you only need a yes/no on one door.
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This proforma
Named income and expense lines, closing costs, capex, management percent, PDF export.
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Go elsewhere when
You need program math, not a statement.
From GPR to cash flow
Effective gross income is GPR plus other income minus vacancy. NOI is EGI minus operating expenses and management. Cash flow is NOI minus annual P&I.
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EGI
Gross potential rent + other income − vacancy loss. · GPR + other − vacancy
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NOI
EGI minus operating expenses and the management percent. · EGI − opex − mgmt
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Cap rate
NOI / purchase price. Ignores how you finance. · NOI / price
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DSCR
NOI / annual debt service. · NOI / annual P&I
Worked example (illustrative)
$750,000 fourplex, $12,000/month GPR, 4% vacancy, 8% management, 20% down, 5.25% / 25 years. Teaching case only.
| What the PDF shows | Income statement + financing + returns |
|---|---|
| What it does not show | Rent growth, capex years 2–10, or a lender commitment |
If you upload a T12, confirm that taxes and insurance were not left inside a 'total operating' line and also entered separately.
Related tools & guides
next steps
Proforma FAQ
How this calculator works and what the Year-1 statement is for.
Proforma
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