Disclaimer

Not a licensed broker, agent, or CPA

Bedrocka Tools LLC and Real Estate Investor Toolkit are not licensed real-estate brokers, real-estate agents, or CPAs in any state. Nothing on this site constitutes an offer to buy or sell real property, a representation about any specific property, or professional tax or legal advice. Calculator outputs are educational tools designed to help investors understand deal math before engaging licensed professionals — they are not a substitute for that advice. Before acting on any calculation result, confirm the relevant numbers and tax treatment with a qualified CPA, a real-estate attorney, and a licensed broker or agent who is familiar with your target market.

No client relationship

Using this site, reading our content, or emailing yourself a calculation result does not create an advisor-client, broker-client, attorney-client, accountant-client, or fiduciary relationship between you and Bedrocka Tools LLC or any of its contributors. We are not your advisor until and unless you sign a written engagement letter with Bedrocka Consulting LLC or another Bedrocka Ventures entity.

Calculator outputs are estimates

Every calculator on this site produces an estimate based on the inputs you provide and the formulas we have coded. Real-world outcomes may differ because of factors we do not capture: your specific lender's underwriting adjustments, local vacancy and expense norms, state and local tax rules, zoning or title issues, regulatory changes that post-date our last review, and facts about the property or your entity structure that are not reflected in the inputs. Use calculator results to get a defensible ballpark number and to structure your conversations with professionals — not to make final decisions by themselves.

Tax-treatment caveats

• IRC §168 — Depreciation. Our depreciation calculators illustrate straight-line, MACRS, and bonus depreciation schedules under the Tax Cuts and Jobs Act as currently in effect. Depreciation schedules, recovery periods, and bonus depreciation phaseout percentages can change annually. Your CPA must confirm the correct class life, recovery period, and applicable convention for your specific property and filing year before you rely on any depreciation figure for tax purposes.
• IRC §1031 — Like-kind exchanges. Our §1031 calculators model the basic deferral math, identification timelines (45 days), and exchange completion deadlines (180 days) under current Reg §1.1031. Boot calculations, reverse exchanges, improvement exchanges, and qualified intermediary requirements involve significant legal complexity. Never execute a §1031 exchange without a qualified intermediary and coordination with your CPA and real-estate attorney.
• IRC §469 — Passive activity loss limitations. Real estate income and losses are generally passive under §469. The $25,000 special allowance for active participation (phased out between $100K–$150K AGI) and the real-estate professional exception are fact-specific determinations your CPA must make based on your time-log records, filing status, and other income sources. Our calculators do not determine whether you qualify for any §469 exception.
• IRC §199A — Qualified business income deduction. Whether rental income qualifies for the 20% QBI deduction under §199A depends on enterprise-level facts (aggregation elections, rental enterprise grouping per Rev. Proc. 2019-38, W-2 wages, unadjusted basis in qualified property, and specified service trade or business status). These determinations belong entirely with your CPA for your specific filing situation.

Underwriting and financing caveats

• DSCR and underwriting calculatorsimplement the qualifying debt-service coverage ratios from the Fannie Mae Multifamily Selling Guide §B6 and related sources as published. Lenders apply their own credit-policy overlays — the number our calculator produces is a baseline for your evaluation, not the number a bank's credit memo will show.
• Cap rate and valuation calculators use market-derived cap rate inputs you supply. Cap rates are market-specific, asset-class-specific, and change over time. Damodaran NYU Stern datasets and NCREIF Property Index data cited on methodology pages reflect published aggregates and should be treated as context, not as appraisal inputs for your specific deal.
• BRRRR, fix-and-flip, and ARV calculators depend entirely on your after-repair value (ARV) estimate, rehab cost estimate, and local rental market assumptions. These inputs are projections, not facts. Verify them with a licensed appraiser, licensed contractor bids, and licensed agent market comps before committing capital.
• Conforming loan limit calculators reference FHFA Conforming Loan Limits as published. Limits are updated annually and vary by county. Verify current limits at fhfa.gov before structuring any financing.

Use at your own risk

You assume full responsibility for any decision you make based on information from this site. We disclaim liability for outcomes that depend on factors outside our control — which, for real-estate investment decisions, is almost all of them.

Not affiliated with regulatory or government entities

Bedrocka Tools and Real Estate Investor Toolkit are not affiliated with, endorsed by, or acting on behalf of Fannie Mae, Freddie Mac, the FHFA, HUD, the IRS, the CFPB, or any other regulatory or government entity. Where we cite their publications, it is as a primary source of public information, nothing more.

Contact for corrections

If you find an error in a calculator or in our cited sources, email info@bedrockatools.com. See methodology for our correction policy.