Sumline

Built for US residential real estate agents

Turn property numbers into client-ready decisions

Calculate seller proceeds, buyer costs and investment returns while you’re with your client. Then turn the numbers into a clear, branded report they can understand and share.

Buyer

  1. 1. Calculate

    Verified seller, buyer and rental figures in seconds.

  2. 2. Explain

    Plain-English wording you review and approve.

  3. 3. Share

    Branded PDF or a secure client link.

One place for your seller, buyer and investor client conversations.

We'll pre-fill the state, county transfer taxes, title custom and an estimated property tax bill. Every number stays editable.

Single sheet

One set of terms, full itemized net sheet.

Estimated Net Proceeds
$205,200

Shown on the PDF report and used in the file name.

$
3%
2.5%
$

Create a seller-ready report

Estate Pro

Turn the verified figures in this net sheet into a clear seller explanation, then download the branded PDF or share a secure link. You review and approve every word.

Includes an approved plain-English explanation, branded PDF and secure share link.

Unlock seller-ready reports

Sumline never changes your calculations.

Built for listing appointmentsUpdates as you typeInputs stay in your browserBank-grade encryptionIndustry-standard formulas

Client-ready reports

From verified numbers to a report your client understands

A calculation is only useful when your client understands what it means. Sumline turns verified seller and buyer figures into clear wording you review and approve before anything is shared.

  1. Step 1

    Calculate

    Complete the seller net sheet or buyer cost estimate using verified figures.

  2. Step 2

    Explain

    Create the plain-English explanation, then review, edit, and approve the wording before it is final.

  3. Step 3

    Share

    Download the branded PDF or send the secure client link.

Verified numbers. Agent-approved wording. Nothing shared until you approve it.

Example client report

Seller net proceeds estimate

1420 Example Street, Sample City

Estimated net proceeds

$270,530

Sale price
$625,000
Mortgage payoff
-$312,400
Commissions (5%)
-$31,250
Title, escrow & transfer taxes
-$9,180
Prorated property taxes
-$1,640

Estimates only, based on the assumptions above. Final figures are confirmed by your title or escrow company at closing.

Prepared by Jordan Example, Example Realty Group — sample report

Seller-ready report

Explain expected net proceeds, commissions, closing costs and what the seller may walk away with.

Create seller-ready report

Buyer-ready report

Explain estimated cash to close, monthly payments, closing costs and financing assumptions.

Create buyer-ready report

More calculators

DSCR BRRRR Airbnb

Use Sumline with clients in the room

Listing appointments

Walk a seller through their expected net proceeds in real time. Adjust the sale price, commission, and payoff on the spot so they leave with a clear picture of their walkaway cash.

Buyer consultations

Estimate cash to close, monthly payments and buyer closing costs while you’re with the client. Adjust financing assumptions on the spot and send a clear takeaway they can review later.

Closing calls

Explain closing costs, pro-rations, and title fees to sellers and buyers with instant, itemized estimates. A professional PDF report keeps everyone aligned before the final Closing Disclosure.

Have your own agent website? Embed a lead-capturing calculator on your website and turn interested visitors into qualified seller leads. New to Sumline? Start with the agent net sheet and ROI toolkit.

Interactive Preview

See How Sumline Works in 45 Seconds

Click through the self-guided tour to see how Sumline helps you run the numbers and present a clear client-ready result.

Preview of a Sumline client analysis showing purchase details with cash flow, cap rate and cash-on-cash results
Loads the interactive tour

Ready to run your own numbers?

Subscribe vs pay-per-PDF

Which option fits how you work?

Every signed-in account gets 5 free PDF reports. For agents, brokers, and investors sending several reports a month, Estate Pro pays for itself in branded consistency.

Pay per PDF
5 free, then $3 each

Best for the occasional listing or one-off analysis.

  • 5 free PDF reports per account
  • Then $3 per additional report
  • Clean, unwatermarked PDF
  • Client-ready reports — not included
  • No saved branding
Best value
Estate Pro
$19 / month

Built for agents, escrow officers, title companies, and investors who send reports regularly — break-even at ~7 PDFs/month.

  • Client-ready reports — seller and buyer explanations, branded PDFs and secure share links
  • Unlimited PDF reports
  • Your logo on every PDF
  • Branded client shares — your name, photo & logo on every scenario you share
  • Custom company name & footer
  • Saved scenarios across devices
  • Distraction-free calculator view (marketing sections hidden)
  • Cancel anytime

Built for escrow officers & title companies too

Generate clear, professional seller net-proceeds estimates in seconds during the closing process. Enter the sale price, payoff, pro-rations, and local fees once — Sumline updates the seller's walkaway cash in real time, so you can answer "how much will I net?" questions before the final settlement statement is ready.

Estate Pro subscribers can send clients branded PDF reports under their own company name.

Embed on your agent website to capture seller leads, win listing presentations, and add a branded calculator in one click.

Sumline for AI Assistants

Your assistant handles the conversation. Sumline handles the calculation.

Ask about seller net proceeds, buyer cash to close, rental ROI or a mortgage payment in plain English inside your AI assistant. Sumline returns verified figures from the same calculation engines that power the Sumline website and your client reports.

Ask naturally. Sumline does the math.

See how it works

FAQ

Real estate calculator FAQ

Quick answers for agents using seller net sheets and rental property analysis.

What are Client-ready reports?

Client-ready reports turn a verified Seller Net Sheet or Buyer Closing Costs estimate into a clear explanation that the agent can edit and approve. The approved wording is then included automatically in the branded PDF and secure share link. Sumline does not change the calculator results, and nothing is shared until the agent approves it.

What is a seller net sheet?

A seller net sheet is an itemized estimate of a home seller's net proceeds at closing — sale price minus mortgage payoff, agent commissions, title and escrow fees, transfer taxes, and prorations. Real estate agents use it during listing appointments to set realistic price expectations.

How do I calculate net proceeds from a home sale?

Start with the expected sale price, then subtract the outstanding mortgage balance, listing and buyer-agent commissions, state and local transfer taxes, title insurance, escrow fees, prorated property taxes, and any seller concessions. Sumline automates this with 2026 US transaction defaults so you can hand a client an accurate number in under a minute.

How is cap rate calculated?

Cap rate = Annual Net Operating Income ÷ Purchase Price. NOI is gross rental income minus operating expenses (taxes, insurance, management, maintenance, vacancy) but before mortgage payments. A 6–8% cap rate is typical for US residential rentals, though strong markets often trade lower.

What is a good cash-on-cash return for a rental property?

Cash-on-cash return = Annual Pre-Tax Cash Flow ÷ Total Cash Invested. Most US investors target 8–12% cash-on-cash on long-term rentals. Sumline's investor analyzer shows cash-on-cash alongside cap rate and total ROI so buyer's agents can vet deals on the spot.

Can I add my brokerage logo and branding to the PDF reports?

Yes. The Estate Pro plan ($19/month) unlocks unlimited PDF exports with full white-label branding — upload your headshot, brokerage logo, and custom header/footer copy. Free accounts get 5 free PDF reports per account, then $3 per additional report.

Is Sumline free for real estate agents?

Yes — every agent gets 5 free PDF reports per account with no credit card required. Pay $3 per report after that, or upgrade to Estate Pro for $19/month for unlimited reports, saved scenarios, and white-label branding.

Can I embed Sumline on my agent website?

Yes. Use the Embed button to copy an iframe or script snippet onto your site. The embedded calculator captures seller leads directly to your dashboard and works on every modern agent website builder.

Explore more Sumline tools

State-specific calculators and in-depth guides.

For agents
Rental property calculator by state
Seller net proceeds by state
Guides

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