Tier II · Unlimited

Intro rate · First 50$99$49/ mo

$49/mo intro rate for the first 50 subscribers, then $99/mo. Includes The Money Pit Pro (CapEx planner), no separate purchase.

We never renew without asking first. We're a spreadsheet, not a gym membership. How that works

The Simpleton.

Compare tiers →

The Simpleton · Instant

The broker’s pro forma, minus the optimism.

Paste a deal. Get a verdict.

Same process as the Deal or No Deal series, run by a machine that also refuses to take calls. The math runs in your browser. Your OM and pasted listings never leave it; a listing URL is fetched once by our server to read the public page, and nothing is saved. No names. A property address, if you enter one, is sent to the US Census geocoder only to find the town’s tax rate.

Pick one way to give us the deal: enter it by hand, upload the OM (PDF), paste the listing text, or drop in the listing URL. Everything stays editable.

Units Asking price

Unit mixOptional. Fills units and market rents; HUD rents fill in after the address lookup.

Type	Units	Market rent / mo	Remove

In-place rentsTotal, per month Market rentsTotal, per month Other incomePer month Market cap rate %

Property addressStreet, town, state. Used only to find the town’s tax rate. Not saved.

Mill rate$ per $1,000 assessed. From lookup or your billAssessment ratio %Town’s state-certified ratio. Needed with a mill rateProperty tax rate %Of price: mill × ratio, or the county effective rate. Or type your own Seller's current taxPer year, for comparison InsurancePer year. Blank = $500/unit UtilitiesOwner-paid, per year (T-12) Loan Rate % LTV % Interest-only years Annual CapExBlank = $500/unit, $10K min Selling costs %2–3%

Preview: free and unlimited. Not investment advice.

Assumptions

Billing, briefly

Will you auto-renew me and hope I forget?

No. Every subscription is set to end on its own. About 7 days before it does, we email you a "Keep my subscription" button. Click it and you get another month. Ignore it and it just ends. We ask every single time, because we remember how it felt to find a 2019 gym charge in 2023.

How do free trial codes work?

Codes from our Substack or Instagram get you a free trial with no card. When it's over, it's over, unless you click to keep it and add a card. Nothing to forget to cancel.

How do I cancel?

Every reminder email has a one-click cancel link. No survey, no phone call, no "retention specialist." You keep access through the time you paid for.

The Simpleton.

Paste a deal. Get a verdict.

Join the distribution list. Distributions not included.