True Calculator

Professional CRE investment analysis. Cash flow projections, deal comparison, and offering memorandums — built for serious real estate investors.

True Calculator is a professional financial calculator and investment analysis platform built for commercial real estate investors, brokers, and syndicators.

Analyze deals in seconds. Run cash flow projections, compare two properties side by side, and generate professional offering memorandums — all from one app.

FREE: • Professional financial calculator with TVM solver • Time value of money (N, I/YR, PV, PMT, FV) • Light and dark mode

BASIC ($12.99/mo): • Two-deal cash flow worksheets (CF1 + CF2) • NOI projections with rent growth and appreciation • Debt service analysis with balloon payment and LTV • IRR, NPV, equity multiple, cap rate, GRM, DSCR • Side-by-side deal comparison with winner badges • Amortization schedules • PDF export • Bond pricing, breakeven, depreciation, and more

PROFESSIONAL ($29.99/mo): • Everything in Basic • Detailed APOD income and expense analysis (16 line items) • Second loan / mezzanine financing • After-tax returns with federal and state tax rates • Depreciation recapture at 25% vs capital gains rate • Cost segregation analysis • Loss carry-forward with release at sale • Capital accumulation with safe rate reinvestment • 3-scenario analysis (conservative / base / aggressive) • Custom annual income for stabilization properties • Year-by-year detail tables • Full 4-scenario deal comparison (cash, debt, after-tax, debt+tax) • Offering Memorandum builder with 7 sections • AI-powered content generation • Professional multi-page OM PDF export • Cloud sync — access your data from any device

Basic and Professional are available as in-app subscriptions. Your data syncs across app and web — sign in with the same account anywhere.

Built for real estate professionals who need serious analysis tools at a fraction of the cost of enterprise platforms.

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