Deal Simulation (Monte Carlo)
Deal Simulation runs thousands of stochastic paths over the drivers that move a deal — interest rate, rent growth, exit cap rate, and vacancy — so you see the full distribution of outcomes (P10 / P50 / P90 for IRR, NPV, and equity multiple) and the probability of a positive return, instead of a single point estimate.
It also includes an economic-cycle stress test that reruns the deal through Base, Recession, and Boom scenarios so you can see the downside before you commit.
Deal Optimizer (financing & leverage)
The Deal Optimizer searches financing structures — down payment, and loan term on Pro and above — and returns the one that maximizes your chosen objective (levered IRR, cash-on-cash, NPV, or monthly cash flow) while keeping DSCR and cash flow within the limits you set. It shows the full candidate grid with blocked (infeasible) structures flagged.
Turn on tax-aware mode to fold in the exit tax — capital gains, depreciation recapture, and NIIT — for after-tax IRR and NPV, and toggle a 1031 exchange to see the effect of deferring the gain.
Zoning / permit-change impact
Zoning Impact estimates the value uplift of a rezoning or permit change using the residual land value method — the developed value a parcel could support under current vs. proposed zoning — then risk-adjusts it for approval odds, entitlement cost, and time, ending in a Pursue / Marginal / Avoid verdict and a break-even approval probability.
Which plan unlocks these
- Free / Homeowner: not included — you'll see an upgrade prompt.
- Plus: lite Simulation and Optimizer (up to 500 paths, no loan-term search or tax-aware mode), plus full Zoning Impact.
- Pro and above (Agent, Brokerage, Brokerage Plus, Enterprise, Lender): the full engines — up to 5,000 simulation paths, loan-term optimization, and tax-aware after-tax analysis with 1031.
- All three require you to be signed in.