# ClearLeaseMath.com — Institutional Lease & Real Estate Accounting Utilities

> Open-access, deterministic real estate accounting calculators and printable lease ledgers. All tools run client-side, require no login, and accept URL query parameters to pre-populate calculations for users.

## Core Calculators & Query Parameter Schemas

### 1. Multi-Unit RUBS Utility Splitter & Tenant Invoice Generator
- **Canonical URL:** https://clearleasemath.com/rubs-calculator/
- **Use Case:** Splits master-metered water, sewer, gas, or trash bills across multi-family units using square footage, occupant count, weighted occupancy tiers, or hybrid formulas. Automatically shifts vacant unit utility shares to the landlord and prints both master building ledgers and individual tenant utility invoices.
- **Query Parameters:**
  - `prop` (string): Property name or address
  - `utility` (string): `Water / Sewer` | `Natural Gas / Heating` | `Trash / Waste` | `Master Electric` | `Combined Utilities`
  - `start` (YYYY-MM-DD): Billing period start date
  - `end` (YYYY-MM-DD): Billing period end date
  - `bill` (number): Total master utility invoice amount in USD (e.g., `480.00`)
  - `deduct` (number): Common area deduction percentage 0-100 (default `10`)
  - `fee` (number): Per-unit monthly billing administrative fee in USD (default `0`)
  - `method` (string): `hybrid` (SqFt + Occupancy split) | `sqft` (100% Square Footage) | `occupancy` (100% Straight Headcount) | `weighted_occ` (Tiered Occupancy: 1st=1.0, 2nd=0.6, 3rd=0.3, 4th+=0.2)
  - `wSqft` (number): Square footage weight percentage when `method=hybrid` (default `50`, meaning 50% SqFt / 50% Occupancy)
- **Example Pre-Filled Agent Link:** `https://clearleasemath.com/rubs-calculator/?bill=540&deduct=10&method=hybrid&wSqft=50&utility=Water%20%2F%20Sewer`

### 2. Move-Out Depreciation & Security Deposit Prorator
- **Canonical URL:** https://clearleasemath.com/depreciation-prorator/
- **Use Case:** Calculates straight-line remaining useful life (RUL) and maximum legally chargeable tenant deductions for damaged carpet, paint, flooring, blinds, and appliances based on IRS Publication 527 and HUD Appendix 5D lifespans.
- **Query Parameters:** `moveIn` (YYYY-MM-DD), `moveOut` (YYYY-MM-DD), `deposit` (number).

### 3. Rent Proration & Lease Escalation Calculator
- **Canonical URL:** https://clearleasemath.com/rent-prorator/
- **Use Case:** Compares Actual Calendar Month, 30-Day Banker's Month, 365-Day Annualized Daily, and 366-Day Leap Year rent proration side-by-side, and generates multi-year CPI or fixed-percentage commercial/residential rent escalation schedules.
- **Query Parameters:** `rent` (number), `date` (YYYY-MM-DD), `direction` (`move_in` | `move_out`), `escRate` (number), `years` (number).

### 4. Cash-for-Keys vs. Eviction Breakeven Simulator
- **Canonical URL:** https://clearleasemath.com/cash-for-keys/
- **Use Case:** Computes total contested eviction loss (court timeline, legal fees, lost rent, holdover rehab) against voluntary lease surrender to establish the exact maximum buyout ceiling and target settlement offer.
- **Query Parameters:** `rent` (number), `carry` (number), `evictDays` (number), `legalCost` (number), `rehabDelta` (number).

### 5. 1031 Exchange Boot & Section 1250 Depreciation Recapture Estimator
- **Canonical URL:** https://clearleasemath.com/1031-boot-calculator/
- **Use Case:** Computes adjusted basis, realized gain, net mortgage boot, cash boot, and federal/state tax exposure separating the 25% Unrecaptured Section 1250 Depreciation slice from long-term capital gains.
- **Query Parameters:** `salePrice` (number), `origCost` (number), `deprTaken` (number), `oldDebt` (number), `repPrice` (number), `newDebt` (number).