Terms of use
The Minute Underwriting Calculator is free to use, with no account and no email required. By using it you accept these terms.
What the tool does
It takes numbers you type in, runs standard real estate arithmetic on them, and shows the results: NOI, cap rate, DSCR, cash-on-cash, break-even occupancy, a multi-year pro forma, and a plain rating. It is a fast first screen, deliberately simple, so you can size up a deal in about a minute instead of an afternoon.
What it does not do
- It does not appraise property or produce a certified valuation.
- It does not verify anything you enter. Garbage in, confident-looking garbage out.
- It does not account for every expense, capital need, tax consequence, loan covenant, or local condition that will affect a real deal.
- It does not replace full underwriting, professional inspection, appraisal, legal review, or your lender’s own analysis.
Never submit an offer on this output alone. Use it to decide what deserves a closer look, then do the real work: verify the T-12 and rent roll, walk the property, get real quotes, and confirm financing terms with your actual lender.
Availability and changes
The calculator is free and improved continuously, which means formulas, defaults, presets, and layout change without notice. I try never to break a calculation, but I make no guarantee of uptime, permanence, or backward compatibility of saved links or exports.
Disclaimers: education, not advice
Read this first. Everything on this site and in the materials sold or given away here is general educational content about business, real estate, and operations. It is not investment, financial, legal, tax, accounting, insurance, or brokerage advice, and it is not a recommendation to buy or sell any property, security, or business.
I am an operator writing about what I have done, not a licensed financial adviser, attorney, CPA, or real estate broker. Nothing here creates an adviser, fiduciary, attorney-client, or agency relationship between us. Before you act on anything you read, consult professionals licensed in your jurisdiction who can look at your actual situation.
Numbers are illustrative
Every figure used to explain a formula or framework is illustrative and rounded for teaching. Real deals, markets, rates, expenses, and tax outcomes differ, sometimes dramatically. Where I describe my own transactions, I describe them as they happened to me, under conditions that will not repeat identically for anyone else.
No earnings or results promise
I make no promise, guarantee, or projection of income, profit, appreciation, occupancy, returns, or business success. Real estate and business involve substantial risk, including the total loss of invested capital. Leverage magnifies losses as well as gains. Past performance, mine or anyone else’s, does not predict future results.
Any testimonial, review, case study, or success story reflects one person’s experience and is not typical, expected, or guaranteed. Individual results depend on skill, capital, market conditions, effort, timing, and factors nobody controls.
Tax and legal content
Sections covering depreciation, cost segregation, bonus depreciation, entity structure, holding companies, trusts, vehicle deductions, and similar topics are simplified explanations of general concepts. Tax law and its interpretation change, vary by state and by taxpayer, and depend on facts I do not know about you. Retain a qualified CPA and attorney before relying on any of it.
Third-party content and links
Links to other sites, tools, software, or services are provided for convenience. I do not control them, do not endorse everything on them, and am not responsible for their content, security, pricing, or practices. Where I mention a product I use, I say so; where a relationship is compensated, I disclose it.
Forward-looking statements
Statements about market conditions, interest rates, supply, demand, or the future of any asset class are opinions as of the date written. They are not predictions you should underwrite against, and I do not update them as conditions change.
Privacy policy
Your deal numbers stay in your browser. Everything you type into the calculator is computed on your own device. Property addresses, prices, rents, and loan terms are not transmitted to me, stored on a server, or visible to anyone but you.
That is the whole design. A tool people use on live acquisitions should not accumulate a database of everyone’s deals.
What is collected
No advertising trackers, no third-party analytics profiling, no selling or sharing of personal information. If you email me a deal for review, I treat it as confidential and delete it on request.
Your rights
Because I hold almost nothing about calculator users, there is usually nothing to access or delete. If you have emailed me and want that removed, write to chris@chriskirkman.com and I will delete it. California and European rights described on the other sites in this family apply equally here.
Intellectual property and your license
All text, diagrams, formulas as presented, worksheets, checklists, photographs, logos, page designs, and code on underwritingcalculator.com are original works owned by Kirkman & Company LLC or by Chris Kirkman personally, protected by copyright and trademark law. The names The REbuild, The REal Circle, Stating It Real, StorPlus, and Finlistic, along with their logos, are marks used in commerce and may not be used without written permission.
What you may do
When you buy a product here, you get a personal, non-exclusive, non-transferable license to read it, print it for your own use, and apply every framework in it inside your own business, forever. Apply the systems commercially all you want; that is the entire point of the book.
- Read it on your own devices.
- Print worksheets and checklists for your own operations.
- Quote short passages with attribution, as fair use allows.
- Use the frameworks, formulas, and checklists to run your own deals and teams.
What you may not do
- Share, resell, sublicense, gift, or post your copy, your account, or your download links.
- Upload the material to a file-sharing service, course platform, AI training corpus, or group chat.
- Reproduce substantial portions in your own book, course, newsletter, or coaching material, with or without credit.
- Remove copyright notices, or use my name, likeness, or marks to imply endorsement of your product.
- Scrape the site or use automated tools to bulk-copy its content.
Accounts are for one person. Sharing credentials or distributing the material terminates your license without refund, and I reserve every remedy the law provides. If your team needs multiple seats, email me and I will make it easy.
Your content
Anything you send me, community posts, questions, feedback, or a photo of your own deal, remains yours. By sending it you give me permission to use it to answer you and, if you clearly agree in writing, to quote it publicly. I will never publish your name or details from a private message without asking first.
Acceptable use
Simple standard: do not do anything here that damages other people, the site, or my ability to keep running it.
- No attempts to breach, probe, overload, or reverse-engineer the site, its accounts, or its payment flow.
- No scraping, crawling for bulk copying, or automated account creation.
- No uploading malware, or using any form or email channel to send spam or phishing.
- No harassment, threats, hate, or discriminatory abuse toward me, staff, members, or guests, on any surface I operate.
- No impersonation, and no using the site for anything unlawful, including securities offerings, unlicensed brokerage, or fraud.
I may suspend or terminate access for a violation, with or without notice, and report unlawful conduct to the authorities.
Copyright complaints (DMCA)
I respect copyright and expect the same. If you believe material on a site I operate infringes your copyright, send a written notice that includes: your signature, physical or electronic; identification of the work; identification of the material and where it sits; your contact information; a statement that you have a good-faith belief the use is unauthorized; and a statement, under penalty of perjury, that your notice is accurate and you are the owner or authorized to act.
Send notices to chris@chriskirkman.com with “DMCA Notice” in the subject. I will investigate and, where appropriate, remove the material. If your material was removed by mistake, you may send a counter-notice with the corresponding statements and I will restore it as the statute allows.
Knowingly filing a false notice carries liability. Please be certain before you send one.
Accessibility statement
These sites are built to meet WCAG 2.1 Level AA, because a manual nobody can read is not a manual. In practice that means real semantic structure, keyboard reachability with visible focus rings, alternative text on meaningful images, text contrast checked against the 4.5 to 1 threshold, respect for the reduced-motion preference so animation can be switched off from your operating system, adjustable text size in the reader, and no essential information carried by color alone.
I test with keyboard navigation and contrast tooling and fix what I find. If something blocks you, that is a defect I want to know about. Email me the page and what happened, and I will fix it and reply with what changed. If a fix will take time, I will offer the same content in a format that works for you in the meantime.
Governing law, disputes, and limits
These terms are governed by the laws of the State of California, without regard to conflict-of-laws rules. The exclusive venue for any dispute is the state or federal courts located in Orange County, California, and you and I consent to that jurisdiction.
Talk to me first
Before filing anything, email chris@chriskirkman.com with the problem and what you want. Nearly everything, refunds included, gets solved in one message. Please give me 30 days to resolve it before escalating.
Limitation of liability
To the fullest extent the law allows, my total liability for any claim arising out of these sites or products is limited to the greater of the amount you actually paid me in the twelve months before the claim, or one hundred dollars. I am not liable for indirect, incidental, special, consequential, exemplary, or punitive damages, or for lost profits, lost deals, lost data, or business interruption, even if warned they were possible.
Some jurisdictions do not allow certain exclusions, so parts of this may not apply to you. Nothing here limits liability for fraud, willful misconduct, or anything that cannot be limited by law.
No warranties
The sites and materials are provided as they are, without warranty of any kind, express or implied, including merchantability, fitness for a particular purpose, accuracy, or non-infringement. I do not warrant uninterrupted or error-free operation. I do warrant that I wrote it honestly.
Indemnity
You agree to indemnify and hold harmless Chris Kirkman and Kirkman & Company LLC from claims arising out of your misuse of the sites or materials, your breach of these terms, or your own business decisions.
Severability and entire agreement
If any provision is held unenforceable, the rest stays in force. These terms, together with any order confirmation, are the entire agreement between us on this subject, and they replace any earlier statement or understanding.
Changes and how to reach me
I will update these pages as the business changes. The effective date at the top always tells you which version you are reading. Material changes get a notice on the site and, for account holders, an email. Continuing to use underwritingcalculator.com after a change means you accept the updated terms.
One honest note. These pages were drafted carefully to describe exactly how these sites actually work, but I am not an attorney and this is not legal advice to you. If you are copying this structure for your own business, have a lawyer review it against your facts.
Something here unclear? Ask me.
I wrote these pages myself and I answer my own inbox. If a term seems unfair or a policy does not match your experience, tell me and I will fix the page or fix the problem.
Email chris@chriskirkman.com