Four free calculators for commercial real estate in Louisville and Southern Indiana: what a triple net lease will really cost you, whether to lease or buy your space, your 1031 exchange deadlines, and how big a loan a building can support. No email required. Plug in your numbers and get an answer in seconds.
Triple net (NNN) lease cost estimator
Most retail, industrial, and a lot of office space in Louisville leases triple net (NNN): you pay base rent plus your share of the building's property taxes, insurance, and common area maintenance (CAM). The base rent on a flyer is never the whole story. This estimator shows your real monthly and yearly cost, and the total over your lease term with annual increases built in.
CALC_NNN
Lease vs. buy calculator
For a lot of business owners, buying the building they work in turns rent into equity. But it ties up cash and comes with owner costs. This calculator compares total rent over the years you plan to stay against the net cost of owning: down payment, closing costs, loan payments, and upkeep, minus what you'd walk away with if you sold.
CALC_LVB
1031 exchange deadline calculator
A 1031 exchange lets you defer capital gains tax when you sell investment property and buy another one, but the deadlines are strict and they don't move for weekends or holidays. Enter the date your sale closed to see your 45-day identification deadline and your 180-day closing deadline, plus a warning if your tax return due date comes first.
CALC_1031
Commercial loan sizer
Commercial lenders size loans two ways: by the building's income, using DSCR (debt service coverage ratio, the net operating income divided by the yearly loan payments), and by its value, using LTV (loan-to-value). You get the lower of the two. This calculator shows both, which one limits your loan, and how much cash you'll need to bring.
CALC_LOAN
More free tools
- Cap rate and cash-on-cash calculator
- Investment property analyzer
- Capital gains and 1031 exchange estimator
- BRRRR calculator
- All Winner Realty tools
Frequently asked questions
What does triple net (NNN) mean?
In a triple net lease, the tenant pays base rent plus its share of the building's three main operating costs: property taxes, insurance, and common area maintenance. The landlord usually estimates those charges monthly and reconciles them to actual costs once a year.
Is it better to lease or buy commercial space?
It depends on how long you'll stay, how much cash you have, and how much the property is likely to appreciate. Owning usually wins over longer holding periods; leasing keeps cash free and gives you flexibility. Run both scenarios above and talk to your CPA.
What are the 1031 exchange deadlines?
You have 45 days from your sale closing to identify replacement properties in writing, and 180 days to close on them, or until your tax return due date if that comes first. Neither deadline is extended for weekends or holidays.
What DSCR do commercial lenders require?
Most want at least 1.20x to 1.35x, meaning the building's net operating income covers its loan payments 1.2 to 1.35 times over. Lenders also cap the loan at a percentage of value, often 65% to 80%.
Can Winner Realty help me run the numbers on a real property?
Yes. Send it through our commercial inquiry form, ask for a free commercial property valuation, or book a time.