Deal flow
New deals every month, out of 89 markets.
Price, gross yield, cap rate, and the market cap rate share one row, so the gap to the market reads off the screen instead of out of a calculator.
Real Estate by the Numbers USA
Real Estate by the Numbers USA
Pick a state. Pull deals out of 89 markets coast to coast, finance them with one of six loan products, hold them through whatever the decade does, and sell. A simulation for building the judgment that sits behind a real estate decision.
You do not need to know what K% or DSCR means on day one. Every loan quote lays out the same fields in the same places, and the app scores the verdict for you: positive leverage when CCR > FCR > K%, and trouble when that order breaks.
iPhone or Android — the same game either way.
$19.99, paid once. No in-app purchases, no subscription, no ads.
This app is an educational simulation game. It is not investment advice.
Starts January 2020. Choose a state, then a horizon of 5, 10, 20, or 30 years. Two AI investors shop the same market you do, some listings go first-come and some go to bid, and running out of cash ends the run.
These are screens from the app, mid-game. The numbers are the ones the game produced.
Two of the six products, quoted against the same property. Conventional at 75% LTV wants $155K of your own cash. FHA at 96% wants $45K — and wants you to move in. Both come back positive leverage, and they are still nothing alike.
Note: projected IRR assumes the in-game property is held for five years and sold at the start of year six at the same cap rate it was bought at, before tax. It is a calculation on the game's own assumptions, not a forecast of results. Positive leverage is the label the app applies when CCR > FCR > K%; both quotes above clear it, and gross yield alone would never have shown you the difference between them.
Price, gross yield, cap rate, and the market cap rate share one row, so the gap to the market reads off the screen instead of out of a calculator.
IRR, CCR, FCR, K%, DSCR, and debt yield update across the whole portfolio every month. Two or three of them will do the work on your first few buys.
Rent lands, the note gets paid, the roof gets fixed, taxes come out — and that one month hits all three statements at once. Once depreciation runs out, you can watch income climb while the cash balance falls.
Choose your co-investment and your renovation budget, and the entity’s balance sheet moves with them — LP capital, your capital, your share, the preferred return, the promote. Nothing reaches you until the preferred return is paid.
Note: screens are from a development build. Every property, company, lender, and figure in the game is fictional, and none of it reproduces real pricing, real loan terms, or the terms any actual lender would offer you.
Run these screens with your own thumb.
A Sun Belt deal at a fat cap rate, and a gateway metro at four. In the game you buy both and see both five years out. In the real world, the one you passed on never reports back.
What makes you sign, and what makes you walk away. IRR, CCR, FCR, K%, DSCR and debt yield stop being vocabulary the first time you use one of them to turn a deal down.
A single month of rent, debt service, repairs and taxes lands in the cash flow statement, the P&L and the balance sheet simultaneously. When depreciation burns off and profit rises while cash falls, you are looking at it rather than reading about it.
Some listings are first-come, others go to bid, and the market does not wait for you: the policy rate resets every January, and every eight to eleven years something breaks. Run out of cash and the run is over.
Most months you will buy nothing at all. That is also a decision.
Price, gross yield, cap rate, and the distance to the market cap rate.
Operating numbers, 27.5-year depreciation, and an insurance line that may not renew the way it did last year.
Six products side by side: conventional, FHA, DSCR, bank, agency, bridge.
First-come or sealed bid — and two AI investors are reading the same listing.
Rent, debt service, repairs, taxes. When the cash runs out, the run ends there.
Nobody uses all of it on day one.
The worst outcome is paying for something that turned out to be a different thing, so here it is up front.
Note: everything above describes what happens inside the game. None of it applies to real properties, real markets, or the loan terms any actual lender would quote you.
If you landed on the left-hand side, start here.
The developer spent more than twenty years as a management consultant: market analysis and corporate strategy, new business development, business and financial due diligence on M&A deals, and support on forming and running real estate funds. The habit that came out of that work is a plain one — study the market, build the standard, then decide — and it is how the developer has run a rental portfolio for over ten years. The CCIM designation came later, to learn U.S. investment analysis as a system rather than as folklore; the CPM covers the management side.
What you hear more and more, though, is a deal decided on two things: is the cap rate high, and will somebody lend on it. Across 89 U.S. markets those two questions answer almost nothing. A gateway metro trades near a four cap because the rent keeps climbing. A Sun Belt metro pays you a wider cap and hands you the supply and the competition along with it. On the coasts and in wildfire country the carrier can simply decline to renew. Get the entry wrong and both the hold and the exit get harder.
How you read a deal is worth building once, carefully, and it does not expire when the market turns. $19.99, paid once, to work through the standard investment metrics with a market pushing back on the other side of them. That is what this was built to be.
You can start not knowing what IRR or K% means. Every loan quote shows the same fields in the same places and labels the verdict, so positive leverage arrives as something you see before it is something you can define.
For the first few months you can decide on two numbers alone — the cap rate, and how far it sits from the market cap rate. Nobody reads all six portfolio metrics on day one. Keep calling it wrong, though, and the cash runs out and the run ends. That part was left sharp on purpose.
No. There is no way to enter your own numbers, and every property in it is fictional. It cannot tell you what a real lender would approve for your income and your balance sheet, and it is not built to.
What it can do is run the same house through six loan products and show you five years of each, side by side. On a real deal you only ever get to see the branch you took.
Two AI investors shop the same market you do. Some listings go first-come and some go to bid, so a house you underwrote properly can still go to someone else.
While you hold, there are moves to make: renovate — which only adds value if the ROI beats the cap rate — build from land, where rent is zero for the whole construction period and one job in three runs late, sponsor a syndication, or hand back the keys if you have not tripped a carve-out. The policy rate resets every January, every eight to eleven years something breaks, and if the cash runs out you are done.
No. $19.99, one time. No in-app purchases, no subscription, no ads, no energy meter, nothing to buy your way past.
There is a better check than our word for it: look at the store product page and note that it carries no In-App Purchases section.
It does not connect during play — the store's own purchase and restore handling aside. There is no account, no login, and no email address collected. Your saves stay on the device.
Again, do not take our word for it: the App Privacy section on the product page is the part we do not control.
No. No email address, no list, and nowhere in the app or on this page is there a link to a seminar, a coaching program, or a paid community. We never collected a way to contact you, so there is no channel for it to arrive through.
How you read a deal is worth putting together carefully one time. On a phone, tap the button. On a desktop, scan the code with your camera.
$19.99, one-time purchase. No in-app purchases, no subscription, no ads.
Note: pricing is subject to change without notice.
Read the deal, place the debt, hold it, work it, sell it. Not until you win — until you can explain, in your own words, why you did it that way. The game opens in January 2020.
$19.99, paid once. No in-app purchases, no subscription, no ads.
$19.99 · one-time purchase