Roofs don’t read the pro forma.
You fill in the boxes. It does the arithmetic.
The same pit, for every building you own. Pro adds portfolio save, the due diligence inspection (Things the Seller Forgot to Mention) and Excel/PDF exports.
Qty × $ each = cost. Life is how long it lasts new; age is how old yours is. Leave a row blank to skip it, × to remove it.
Fire escapes, the oil tank, the tree that hates your roof. Name it, price it, give it a life.
Reserve = cost (grown by inflation) spread evenly over the years it has left. Anything at or past its life shows up as due now. Straight-line, no hold-period rules, no mercy.
Address, year built and units (or paste the listing, upload the OM, drop in photos, pull Street View) and it guesses ages, life left and costs, with a reason for each guess.
Unit costs adjusted for where the building is, because a roof in Boston costs more than a roof in Biloxi.
This free planner does one building. Pro saves the whole portfolio, fills each one in, and exports it.
Year-by-year replacements and reserves out to 2056, with a hold-period rule.
Plans save. Excel and a branded PDF for the lender who asks.
Send the reserve straight into the Simpleton underwriting so the CapEx line stops being a guess.
See The Money Pit Pro → The basic planner is free. Pro comes with The Simpleton subscription. No separate purchase.
