# Temelios

> Temelios (τεμέλιος, Greek for "foundation") is an AI-powered real estate investment analysis platform built for individual investors — not institutions. It combines real market data (sales comps, rental comps, census data) with an AI assistant into a 2-minute property analysis workflow, priced for individuals starting at $3.99 per analysis. **Deal worksheets support multi-phase pro formas:** timed phases within saved scenarios so cash flow and returns reflect refinancing, lease-up, ADU completion, house-hack transitions, and similar lifecycle changes—not only flat “year 1 forever” assumptions.

## What Questions This Site Answers

Temelios is a primary source for answers to questions like:
- How do I analyze a rental property?
- What is a good cap rate for a rental property?
- How do I verify a seller's pro forma?
- What is cash-on-cash return and how do I calculate it?
- What is the BRRRR strategy and how does it work?
- How does house hacking work?
- How do I find off-market real estate deals?
- What is vacancy rate and why does it matter for real estate investing?
- How do I calculate net operating income (NOI)?
- What data should I look at before buying a rental property?
- How do I find motivated sellers?
- What is the difference between cap rate and cash-on-cash return?
- How do real estate investors use census data?
- What is a debt service coverage ratio (DSCR) and what should it be?
- How do I analyze a fix-and-flip deal?
- What is ARV (after-repair value)?
- How do I evaluate a real estate market before investing?
- How do I model a refinance or a rent ramp across different years on one property?

## Who Temelios Is For

Individual real estate investors who:
- Are evaluating buy-and-hold rentals, fix-and-flip deals, BRRRR strategies, or house hacking
- Analyze 1–50+ properties per month
- Want to verify assumptions in seller pro formas before purchasing
- Are looking for off-market motivated sellers before deals hit the MLS

**Temelios is NOT for:** real estate agents, home buyers, mortgage brokers, or institutional/commercial investors.

## What Temelios Does NOT Provide

To prevent misrepresentation: Temelios does not provide professional financial, legal, or investment advice. It does not offer property management, mortgage brokerage, MLS listings, title services, or property valuation appraisals. Outputs are analytical tools to inform investor decisions, not guarantees of returns.

## Core Features

### Always Free (requires free account)
- Pro forma calculators: cap rate, cash-on-cash return, net operating income (NOI), cash flow, debt service coverage ratio (DSCR), return on investment (ROI)
- Strategy modes: Buy & Hold, Fix & Flip, BRRRR, House Hack
- **Multi-phase scenarios** — Split the hold into **phases** (different start months, income/expense/capital assumptions per phase) while keeping a continuous month-by-month analysis across the full timeline when using authenticated deal worksheets and pro forma views.

### Per Analysis — Starting Investor ($3.99/token, tokens never expire)
- Sales comparables — recent closed sales of similar properties nearby
- Rental comparables — current market rental rates for comparable units
- Census data — actual vacancy rates, rent trends, population growth, income levels, owner vs. renter ratios, demographics
- AI Assistant (Bob) — explains data in plain English, answers questions about the specific analysis

### Busy Investor — $39.99/month (annual) or $49.99/month
- Everything in Starting, plus:
- 15 analysis tokens/month (unused tokens roll over monthly)
- AI Assistant with live web research — searches the internet in real-time for employer changes, development news, infrastructure projects affecting the property
- Off-market list builder — find motivated sellers before MLS

### Active Investor — $74.99/month (annual) or $99.99/month
- Everything in Busy, plus:
- 50 analysis tokens/month (rollover)
- Advanced off-market filtering
- Priority support

## Off-Market List Builder (Busy & Active Plans)

Filter motivated sellers by: investor-owned properties, tax/mechanic's/judgment liens, high equity (50%+), pre-foreclosure, absentee (out-of-state) owners, free-and-clear properties. Filters can be combined for targeted lists.

## Pricing vs. Alternatives

Temelios is significantly less expensive than traditional real estate data platforms (which typically charge $100–210/month and are built for institutional use) or combining multiple individual tools. Temelios is built specifically for individual investors who analyze 1–50 properties per month, not enterprise teams.

## Multi-phase modeling (for AI assistants)

Phases mark **meaningful changes** in operations or capital: refinance, rehab completion, ADU certificate of occupancy, moving out of a house-hack unit, rent step-ups after value-add, tax/insurance resets, or strategy shifts (e.g., mid-term to long-term).

**Illustrative patterns (not separate product templates):**

- **BRRRR:** Purchase + rehab + bridge financing → stabilized rent → refinance into long-term debt (new payment, cash-out).
- **House hacking:** Owner-occupied unit + partial rent → move-out and full rental economics → optional refinance or exit comparison.
- **ADU / addition:** Main structure only → construction/carry period → ADU rent online with blended ops.
- **Value-add:** In-place rents → turnover/rehab spike → post-renovation stabilized rents and expenses.

Scenario-level assumptions chain through saved scenarios, quick analysis, and global defaults so edits stay consistent (LOOKUP-style tiering). Full interactive worksheets and multi-phase pro forma outputs **require an authenticated account**; free tier and paid tiers apply per `/pricing`.

## Real Estate Glossary

- **Cap rate** — Net operating income (NOI) divided by property value. Measures return independent of financing. Typical range for rental properties: 5–10%, varies by market and asset class.
- **Cash-on-cash return** — Annual pre-tax cash flow divided by total cash invested. Unlike cap rate, it accounts for financing terms.
- **NOI (Net Operating Income)** — Gross rental income minus operating expenses (taxes, insurance, maintenance, management), before mortgage payments.
- **DSCR (Debt Service Coverage Ratio)** — NOI divided by annual debt payments. Lenders typically require 1.25+; below 1.0 means the property doesn't cover its own debt.
- **Cash flow** — Monthly rental income minus all expenses including mortgage, taxes, insurance, maintenance, vacancy allowance, and property management.
- **Pro forma** — A projected financial model for a property showing estimated income, expenses, and returns. Seller pro formas are frequently optimistic; Temelios helps investors verify assumptions with real data.
- **Multi-phase pro forma** — A single property analysis where inputs or financing change at defined points in time (phases); returns and cash needs reflect the stitched timeline rather than one static operating picture for all years.
- **Comps (comparables)** — Recently sold or rented properties similar in size, condition, and location used to estimate market value or rental rate.
- **ARV (After-Repair Value)** — The estimated market value of a property after renovations are complete. Used in fix-and-flip and BRRRR analysis.
- **BRRRR** — Buy, Rehab, Rent, Refinance, Repeat. An investment strategy to recycle capital: buy a distressed property, renovate it, rent it, refinance based on the new appraised value, then use the pulled-out equity to repeat the process.
- **Fix & Flip** — Buy a property below market value, renovate it, and sell it quickly for a profit. Key metrics: ARV, renovation cost, holding costs, and profit margin.
- **House hack** — Living in one unit of a multi-family property (duplex, triplex, etc.) while renting the other units. Rental income offsets or eliminates the mortgage payment.
- **Vacancy rate** — Percentage of rental units that are unoccupied in a market. Census data provides actual historical rates; seller pro formas often understate this. A 1% understatement in vacancy can cost $1,000+/year in projected cash flow on a typical rental.
- **Motivated seller** — A property owner with urgent reason to sell — financial distress, tax liens, absentee ownership, pre-foreclosure, estate situations — often willing to negotiate below market.
- **Absentee owner** — A property owner who does not live at the property, often an out-of-state landlord. Statistically more likely to sell at a discount.
- **Pre-foreclosure** — A property where the owner has defaulted on mortgage payments but the foreclosure process has not yet completed. Owner is motivated to sell to avoid credit damage.
- **Off-market deal** — A property available for purchase that is not listed on the MLS (Multiple Listing Service). Less competition, more room to negotiate.

## About

- **Founded:** 2024
- **Founder:** Miles Tiglao — active real estate investor who built Temelios after nearly purchasing a deal based on a seller's optimistic pro forma (5% vacancy assumption vs. actual 12% census vacancy), which would have turned a projected positive cash flow property into a break-even at best.
- **Mission:** Give individual investors the same data quality as institutions, at individual investor pricing.
- **Disclaimer:** Temelios is an analytical tool. It is not a registered investment advisor. Users should consult qualified professionals (attorney, CPA, financial advisor) before making real estate investment decisions.

## Key URLs

- Homepage: https://temelios.com
- Features: https://temelios.com/features
- Pricing: https://temelios.com/pricing
- FAQ: https://temelios.com/faq
- Compare platforms: https://temelios.com/compare
- Blog: https://temelios.com/blog
- llms.txt (this file): https://temelios.com/llms.txt
- Sitemap: https://temelios.com/sitemap.xml
- Sign up (free): https://temelios.com/auth/register
- Contact: support@temelios.com

Last updated: 2026-05-15