Structure your entire deal
in one session.
Stop circulating spreadsheets that break every time you change the waterfall. Restructure financing, pivot from hold to flip, swap LP tiers, and watch every metric update live. What takes weeks of Excel revisions now takes one session.
14-day free trial · No credit card required
Napkin Math
Equity IRR
19.4%
Project IRR
12.3%
Equity Multiple
2.14x
Capital Structure
Total Dev Cost
$6,314,702
Capitalized Interest
$314,702
Total Debt
$4,104,556
Equity Required
$2,210,146
Peak Cash Exposure
$2,210,146
Annual Operating Performance
Stabilized NOI
$450,000
Annual Debt Service
$311,323
Cash Flow After DS
$138,677
Cash-on-Cash Return
6.3%
Debt Service Coverage (DSCR)
1.45x
Yield on Cost (YoC)
7.13%
Exit Analysis
Exit Sale Price
$8,181,818
Loan Balance at Exit
$3,930,089
Profit on Cost
29.6%
Net Equity Proceeds
$4,251,730
Sensitivity Analysis
Equity IRR / Equity Multiple across Exit Cap Rate and LTV scenarios. Your current inputs are highlighted.
| Cap Rate ↓ / LTV → | 55% | 65% | 75% |
|---|---|---|---|
| 4.5% | 24.9% 2.61x | 28.4% 2.97x | 34.0% 3.61x |
| 5.0% | 20.9% 2.26x | 23.8% 2.51x | 28.4% 2.98x |
| 5.5% | 17.2% 1.97x | 19.4% 2.14x | 23.1% 2.46x |
| 6.0% | 13.7% 1.72x | 15.3% 1.83x | 17.9% 2.03x |
| 6.5% | 10.5% 1.52x | 11.3% 1.57x | 12.8% 1.67x |
Equity Cash Flow J-Curve
IRR
19.4%
Multiple
2.14x
Yield
7.1%
This is a simplified estimate based on limited inputs. Results are projections, not guarantees. Consult a qualified professional before making investment decisions.
Institutional Grade. Retail Simplicity.
Everything you need to underwrite complex commercial real estate deals, bundled into a single flawlessly secure cockpit.
Download Sample Excel Export
Who it's for
For Developers
Build your model the way real projects actually work - phased construction, pre-sale deposits, and cost curves that match your exact draw schedule.
- Napkin check to proforma in minutes
- Model multi-building staggered phasing
- Offset equity draws with pre-sales
- Distribute costs with custom S-curves
For Capital Raisers
Give your capital partners an interactive, institutional-grade experience that answers their questions before they even ask.
- Share live interactive dashboards that update in real-time
- Calculate compounding waterfall tiers
- Translate complex math with AI explain mode
- Export boardroom ready pitch decks
For Modelers
Enhance your workflow instead of replacing it. Import your existing data, leverage our institutional engine, and generate bulletproof spreadsheets.
- Extract key parameters from Excel
- Benchmark assumptions against our engine
- Export natively linked Excel formulas
- Reduce circular reference errors
For Investors & LPs
Stop hunting for hidden formulas across fifty custom spreadsheets. Demand transparency and standardize how you evaluate every sponsor's deal.
- Stop hunting for broken formulas
- Ask sponsors to share a live OSR link
- Compare all your deals in one UI
- Let the AI audit the sponsor's promote
Weeks of revisions. Or one 2-hour meeting.
See how OneStopReal compresses the entire deal structuring cycle into a single live session.
The spreadsheet cycle
- 1.Build the Excel model (2 days)
- 2.Email v1 to partners for review
- 3.Get feedback: "What if we do mezzanine instead?"
- 4.Rebuild the waterfall section (4 hours)
- 5."Can we check a PropCo/OpCo structure?" Start over.
- 6.Re-circulate v7_FINAL_FINAL.xlsx
- 7.Schedule another meeting to review
2 to 3 weeks of back and forth
The OneStopReal session
- 1.Open project, start modeling, see immediate results
- 2.Share live link, everyone sees changes instantly
- 3.Switch financing path: IRR updates in 1 second
- 4.Toggle from tiered to bifurcated waterfall: done
- 5.Change hold/flip/hybrid strategy: everything recalculates
- 6.Test mezzanine vs bridge vs direct conversion
- 7.Export final Excel or share investor portal
Complete deal assessment in 2 hours
Your banker finds the LTV error.
Your LP questions the waterfall.
Your IC rejects the equity multiple.
OneStopReal makes sure the numbers are right before anyone else sees them.
OneStopReal vs. Your Options
| Feature | OneStopReal | Legacy Enterprise | Custom Excel | Basic Analyzers |
|---|---|---|---|---|
| Ground-Up Development | Comprehensive | Separate $20K+ add-on module | Manual formulas | High-level only |
| Construction Phasing & Pre-Sales | Built-in S-Curves | Development is a bolt-on | Manual modeling | Straight-line only |
| Multi-LP Waterfalls | Instant compounding | Fixed templates only | Highly fragile | Simple splits only |
| Live Interactive Sharing | Role-based portals | Read-only PDFs | Emailing files | Static PDFs |
| Annual Cost | Accessible | $20,000+ | "Free" | Basic subscription |
Ground-Up Development
Construction Phasing & Pre-Sales
Multi-LP Waterfalls
Live Interactive Sharing
Annual Cost
Start modeling now
14-Day Free Trial - No Card Required
Pro
Full financial modeling for solo practitioners
billed annually
- Unlimited projects & versions
- Full 8-tab project editor
- Proforma Excel export (formula-driven)
- LP/GP waterfall analysis
- Results dashboard with sensitivity analysis
- Unlimited viewer links (lenders & investors)
- AI assistant & document import
- Full financial statements (P&L, balance sheet, cash flow)
- Email support
Prices exclude applicable taxes.
Your next deal is waiting. Structure it in one session.
Start with the napkin calculator on this page. When you're ready, sign up to unlock the full platform: granular cost modeling, version comparison, waterfall analysis, AI-assisted project setup, and investor-ready exports. Every calculation follows our published methodology.
14-day free trial · No credit card required
Read our methodology →