Landlord Calculus helps you find sourced utility context and test your own numbers. It does not retrieve every property's bills or certify a property's operating expenses. Use the strongest evidence available and keep estimates labeled.
Property-specific statements, signed leases, current insurance quotes, assessor records and service contracts are your due-diligence evidence. Enter or import their values yourself. Uploaded spreadsheet values are user-supplied, not independently verified.
Where connected, a municipal/provider schedule supplies a rate example—not a confirmed bill. Confirm service boundaries, account class, meter size, usage, taxes and effective dates. Current local examples are limited to Lincoln, Illinois; other ZIPs must not be presented as locally verified.
EIA electricity uses monthly residential revenue per customer, averaged across available months, up to 12. Natural gas is estimated from state residential price, volume and consumer counts. These are broader planning benchmarks, not exact providers, tariffs or property bills. See observation dates and the gas consumer-count vintage.
Electricity B25132, gas B25133 and water/sewer B25134 report household spending brackets. We find the bracket containing the median separately charged household and show its midpoint only when bounded. This is a modeled planning value, not an exact average or exact median. Annual water/sewer brackets are divided by 12. Open-ended brackets have no invented midpoint.
A ZIP Code Tabulation Area approximates ZIP geography. Census figures are survey estimates with uncertainty, not quotes. Households with no separate charge are excluded from the charged-household bracket calculation; that does not establish who pays at your property.
Electricity and natural gas prefer EIA state benchmarks when available. Census fallback brackets are labeled. Water and sewer remain combined unless defensible separate local schedules are connected. Trash is unavailable outside supported local examples rather than guessed. Optional address lookup returns OpenEI tariff candidates, not a serving-utility guarantee.
Property taxes, insurance, repairs, capital replacements, HOA, management, landscaping, snow removal, pest control and cleaning still need user-entered bills, quotes or assumptions. They are not automatically verified by ZIP. Obtain property-specific information before committing to a transaction.
Apply only owner-paid costs. Combined analyzer fields are replaced by the sum of selected components; unselected components in the same field are not retained. Per-unit monthly utility inputs are multiplied by the unit count. Keep common-area, master-metered and reimbursed costs consistent.
The appreciation tool uses FHFA purchase-only house-price history. Its metro/state single-family market benchmark is not an appraisal and does not establish multifamily or commercial exit value. The displayed observation date may lag today. Applying a historical rate to projections is an assumption, not a prediction.
The main analyzer's NOI and related cap-rate/DSCR figures include maintenance and capital reserves. Lenders and appraisers may treat replacement reserves differently. Vacancy applies to scheduled rent and other modeled income; reserve and management percentages currently use scheduled base rent. Returns are pre-tax unless a tool explicitly models a tax estimate. Appreciation gains are unrealized and do not pay monthly bills.
Spreadsheet import supports one row per deal in CSV/XLSX format. Review column mappings, units, missing costs and explicit defaults. Formula text and macros are not executed; accepted cached formula values may be stale. An imported spreadsheet is not automatically converted into a public listing.
Reconcile the rent roll to leases, bank deposits and the trailing operating statement. Request 12–24 months of bills, tax records and insurance loss/quote information. Confirm service responsibilities, upcoming repairs, financing, exit costs and local requirements with the relevant professionals.
Find expense data Import a deal spreadsheet
Report questionable figures or source changes to [email protected].