Question 1

What is a real estate pro forma?

Accepted Answer

A real estate pro forma is a structured underwriting document that projects the cash flows, returns, and risk of a deal — purchase price, financing, operating costs, exit, and the ratios (ROI, DSCR, NOI, ARV, MAO) lenders use to underwrite. Lucraforma builds real estate pro formas live for single family fix-and-flip, new construction, and rental deals.

Question 2

What is a professional pro forma?

Accepted Answer

A professional pro forma lays out the numbers a lender needs to underwrite your deal — purchase, rehab or build costs, financing, holding costs, ARV, and the key return metrics (LTV, LTC, ARV, and for rentals DSCR and cap rate) — on a clean, paginated PDF with a formatted Excel companion. Lucraforma's $29 export organizes those line items clearly so a hard money lender, construction lender, or (for rentals) a DSCR lender can work straight from it.

Question 3

Does this work as a single family pro forma?

Accepted Answer

Yes. All three calculators are built around single family residential investment — SFR fix-and-flip, SFR rehab and remodeling, single family new construction, and single family rentals (plus small multifamily up to four units). The line items, comp methodology, and lender outputs all match how single family deals are actually underwritten.

Question 4

How is this different from other real estate calculators?

Accepted Answer

Most pro forma tools treat every deal like a generic spreadsheet. Lucraforma was designed around how construction draws are funded, how flippers actually budget rehabs, and how lenders actually read pro formas. Free to try, no signup, $29 per export, no subscription — you pay only when you're ready to send a deal to a lender.

Question 5

Do I need an account to use the calculators?

Accepted Answer

No. The calculators are free to use without signup. You only need an account if you want to save deals or buy export credits — and even then we accept guest checkout.

Question 6

What's included in the $29 export?

Accepted Answer

Both the PDF and the Excel for one deal. The PDF is the lender-facing artifact; the Excel is the formatted workbook of your deal. You receive both in one purchase.

Question 7

What happens if I don't use all my credits?

Accepted Answer

Credits are valid for 12 months from the purchase date. Unused credits expire on the anniversary and are non-refundable. Redeem by entering the same email you used at checkout — no login required.

Question 8

Can I edit the Excel after I export?

Accepted Answer

The Excel ships as a formatted, professional workbook — every input and output of your deal laid out for review. To change the numbers, update your inputs in the calculator and re-export anytime.

Question 9

Are exports tax-deductible?

Accepted Answer

For most investors and builders, yes — exports are tools used to evaluate investment property and qualify for ordinary business expense treatment. Confirm with your CPA for your specific situation.

Question 10

Do you offer refunds?

Accepted Answer

Exports are digital products delivered instantly, so all sales are final. If something is wrong with your file, email help@lucraforma.com — our Refund Policy explains the cases we review and the statutory consumer rights that always apply.

Real Estate Pro Forma Calculator — Professional Single Family Pro Forma