Plan 40 Years of Maintenance Costs
Track every major property system — roof, HVAC, water heater, appliances, and more — with replacement costs, remaining life, inflation modeling, a savings plan that flags deficit years, and a probability-weighted home warranty value analyzer.
What You Get
Everything you need, built for real estate investors.
Component Calculator
Track 15 standard components plus 5 custom items with replacement cost, useful life, and current age.
40-Year Timeline
Project every replacement event over 40 years with compounding inflation and per-year cost overrides.
Savings Modeling
Model a dedicated savings account with monthly deposits, investment returns, and savings inflation — and see exactly when your reserves fall short.
Home Warranty Analyzer
Map your home warranty policy to components and run probability-weighted year-by-year value analysis. Know whether your warranty is paying for itself.
Upcoming Replacements
Urgency-sorted cards flag what is overdue, due soon, upcoming, or long-term so you can prioritize repair budgets at a glance.
Year-by-Year Overrides
Override any cost, inflation rate, monthly savings, or return rate for any specific year — perfect for planned renovations and known events.
How It Works
Add Components
Enter each property system — roof, HVAC, water heater, appliances — with replacement cost, useful life, and current age.
Set Assumptions
Choose your inflation rate, starting balance, monthly savings, investment return rate, and override costs for specific years.
Review 40-Year Plan
See your full maintenance timeline, annual cost breakdown, urgency-sorted upcoming replacements, and whether your savings account keeps pace.
Map Your Warranty (Optional)
Add your home warranty policy and map it to covered components. The analyzer scores year-by-year value so you know whether the policy actually pays for itself.
Explore Features
Dive deeper into what each feature offers.
Component Calculator
Track 15 standard components plus 5 custom items with replacement cost, useful life, and current age.
Learn more →40-Year Timeline
Project every replacement event over 40 years with compounding inflation and per-year cost overrides.
Learn more →Savings Modeling
Model a dedicated savings account with monthly deposits, investment returns, and savings inflation — and see exactly when your reserves fall short.
Learn more →Home Warranty Analyzer
Map your home warranty policy to components and run probability-weighted year-by-year value analysis. Know whether your warranty is paying for itself.
Learn more →Upcoming Replacements
Urgency-sorted cards flag what is overdue, due soon, upcoming, or long-term so you can prioritize repair budgets at a glance.
Learn more →Year-by-Year Overrides
Override any cost, inflation rate, monthly savings, or return rate for any specific year — perfect for planned renovations and known events.
Learn more →Failure Probability Model
Every component is scored with an S-curve failure probability model that drives the warranty analyzer and surfaces hidden risk costs.
Learn more →AI Contract Review Pipeline
Analyze contractor agreements, change orders, and warranties with a 5-step AI pipeline: plain English, risks, obligations, negotiation playbook, and executive brief.
Learn more →Why Investors Choose This Tool
No Surprises
Know every major expense before it happens — 40 years into the future.
Inflation-Adjusted
Costs grow with inflation so your projections reflect real future prices.
Deficit Detection
Catch the exact year your savings fall short and fix it before it happens.
Warranty ROI
Know whether your home warranty pays for itself with probability-weighted year-by-year value analysis.
Sample 40-Year Projection
Single-family rental with 18 tracked components, 3% inflation, and an active home warranty.
Plan Every Repair Before It Happens
Project 40 years of maintenance costs, run warranty value math, and know exactly how much to save each month.