Sumline

Real estate agent toolkit

Seller Net Sheet & Rental ROI Calculator

Free cap rate, cash flow & seller net sheet calculator for US real estate agents and investors.

Buyer
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See How Sumline Works in 45 Seconds

Click through our self-guided tour below to see how fast you can analyze real estate deals.

Ready to run your own numbers?

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

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

$
%
25%
6.75%
yrs
yrs

$
5%
$
$
$
5% of rent

8% of rent
3% / yr
5-star ratedUpdates as you typeInputs stay in your browserBank-grade encryptionIndustry-standard formulas

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

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

Compare cap rate, cash flow, and cash-on-cash return across multiple rental properties side by side. Help investors pick the right deal before they write an offer.

Closing calls

Explain closing costs, pro-rations, and title fees to sellers and buyers with instant, accurate numbers. A professional PDF report keeps everyone aligned before the final HUD-1.

Have your own agent website? Embed a lead-capturing calculator on your website and turn every visitor into a captured seller lead.

Built for escrow officers & title companies too

Generate accurate, 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 HUD-3 is ready.

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

  • 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

FAQ

Real estate calculator FAQ

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

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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