Last updated: October 4, 2026
1. Acceptance of Terms; License
AcreReturns (the Rural Real Estate Investment Calculator, referred to in these Terms as the "Tool") is made available by MF McDonnell and Associates, LLC ("Company," "we," "us," or "our"). By accessing, opening, or using the Tool in any way, you ("User," "you") acknowledge that you have read, understood, and agree to be bound by these Terms of Use ("Terms"). If you do not agree to these Terms, do not use the Tool. If you obtained the Tool under a paid license from the Company, these Terms also serve as the End User License Agreement governing that license. That license is a limited, non-exclusive, non-transferable, revocable right to use the Tool for your own real estate brokerage, appraisal, lending, or investment-analysis purposes (or, if purchased as a Company/Team license, for use within your firm as agreed at the time of purchase). It does not include, and you may not exercise, any right to resell, sublicense, rent, lease, share, or otherwise redistribute the Tool itself to any third party outside the scope of your license, regardless of whether you charge a fee for doing so. The Company retains all ownership of the Tool; a paid license grants only the right to use it as described above.
Each license — whether an Individual License or a seat under a Company/Team License — is issued to, and may be used only by, the specific named individual identified at the time of purchase (or, for each seat under a Company/Team License, the specific named individual assigned to that seat by the licensed firm). You may not share your copy of the Tool, any access to it, or your license with any other person, whether or not that person works within your own firm, and whether or not you charge that person for doing so. Every report the Tool generates displays the name of the individual who prepared it ("Prepared by [Name]"). You agree to keep this field truthful and accurate, and you may not enter a name other than your own, or otherwise misrepresent who is using the Tool, in order to disguise sharing of a license. A seat under a Company/Team License is personal to the named individual assigned to it and is non-transferable; it may be reassigned to a different individual only with the Company's prior written consent.
2. License Fees; Billing; Free Trial
If you obtained the Tool under a paid license, the applicable license fee and license type are as presented to you at the time of purchase, or as set out in a separate license agreement for a Company/Team license. An Individual License or a Company/Team License is billed and renewed on an annual basis — regardless of whether the fee is presented to you as a monthly-equivalent rate — and renews automatically for successive one-year terms at the then-current price unless you cancel before your next annual billing date. You can view your next renewal date and cancel automatic renewal at any time from the "Manage billing" link available inside the Tool once signed in. The Company may change its prices, fees, or license terms for new licenses at any time. If you hold an active paid license, any increase to your fee will not take effect earlier than your next renewal, and the Company will make reasonable efforts to give you advance notice before an increased fee applies to that renewal. Your continued use of the Tool, or your renewal of a paid license, after a fee change takes effect for your account constitutes acceptance of the revised fee; if you do not agree to a fee change, you may decline to renew, and your license will lapse in accordance with these Terms. Payments are processed for the Company by Stripe, Inc., a third-party payment processor; the Company does not receive or store your full card number.
The Company may also offer new users a free trial period of limited duration (currently 48 hours from first sign-in), at the Company's discretion and without any obligation to continue offering it. The free trial provides temporary access to the calculator's inputs and mechanics only — it does not include the ability to generate, print, or export any report, and does not disclose certain final computed results, both of which remain available only under a paid license. A free trial is not a license, creates no ongoing right to use the Tool once it ends, and may be limited, modified, or discontinued by the Company at any time without notice. If you subscribe while a free trial is still active, the Tool will attempt to automatically carry over the entries you made during your trial into your new paid session so you do not have to retype them — but this carryover works only on the same browser and device where you started your trial, since, consistent with Section 16 below, your entries are never sent to or stored on the Company's servers (see the Privacy Policy for how this carryover is implemented).
3. Fees Non-Refundable; No Guarantee of Satisfaction
Except as required by applicable law, all license fees are non-refundable once paid, including any fee for a partial billing period and any period following your own decision to cancel. A paid license gives you full access to the Tool, including report generation, immediately upon payment, and the Tool is delivered in full at that time. For that reason, fees are not refunded if you use the Tool and later cancel, whether one day, one week, or any other time after purchase. The free trial described in Section 2 is offered so you can evaluate the Tool inputs and mechanics before you buy. The Company does not guarantee that you will be satisfied with the Tool, that it will meet your particular needs or expectations, or that it is suitable for any specific transaction, client, or purpose. You may cancel a paid license at any time using the Manage billing link inside the Tool; cancellation stops future renewals but does not entitle you to a refund of any fee already paid. Nothing in this section limits any right you may have under applicable law. A short summary of this policy is also available on the Refund Policy page.
4. Nature of the Tool; Estimates Only
The Tool is a financial modeling and illustration aid for rural, agricultural, and recreational real estate. All figures produced by the Tool — including but not limited to cap rate, cash-on-cash return, debt service coverage ratio, internal rate of return, total return on investment, projected income, projected expenses, projected property value, and net sale proceeds — are estimates based on assumptions entered by the User or a third party. They are illustrative only, are not a forecast or guarantee of any kind, and do not constitute an appraisal, broker price opinion, feasibility study, or valuation of any property. You must independently verify all figures, calculations, and other output produced by the Tool — and the assumptions underlying them — before relying on them in connection with any actual purchase, sale, financing, or investment decision.
5. No Professional, Financial, Legal, or Tax Advice
The Tool does not provide financial, investment, legal, tax, accounting, engineering, environmental, or appraisal advice, and nothing produced by the Tool should be relied upon as such. Real estate investment decisions involve significant risk. Before making any purchase, sale, financing, or investment decision, you should obtain independent advice from a licensed attorney, accountant, financial advisor, appraiser, and/or other qualified professional, and you should independently verify all property-specific facts, including but not limited to acreage, boundaries, water rights, mineral rights, zoning, easements, environmental conditions, title, leases, income history, and physical condition.
6. No Warranty
THE TOOL AND ANY OUTPUT IT GENERATES (INCLUDING ANY REPORT) ARE PROVIDED "AS IS" AND "AS AVAILABLE," WITHOUT WARRANTY OF ANY KIND, EXPRESS OR IMPLIED, INCLUDING WITHOUT LIMITATION ANY IMPLIED WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, ACCURACY, OR NON-INFRINGEMENT. THIS APPLIES WHETHER YOU RECEIVED THE TOOL FREE OF CHARGE OR PAID A ONE-TIME OR RECURRING FEE TO LICENSE IT. THE COMPANY DOES NOT WARRANT THAT THE TOOL WILL BE ERROR-FREE, THAT ANY CALCULATION WILL BE ACCURATE OR COMPLETE, OR THAT THE TOOL WILL MEET YOUR REQUIREMENTS.
7. Limitation of Liability
TO THE MAXIMUM EXTENT PERMITTED BY APPLICABLE LAW, IN NO EVENT SHALL THE COMPANY, ITS OWNERS, MEMBERS, MANAGERS, EMPLOYEES, AGENTS, OR AFFILIATES BE LIABLE FOR ANY INDIRECT, INCIDENTAL, SPECIAL, CONSEQUENTIAL, EXEMPLARY, OR PUNITIVE DAMAGES, OR FOR ANY LOSS OF PROFITS, REVENUE, DATA, OR BUSINESS OPPORTUNITY, ARISING OUT OF OR RELATING TO YOUR USE OF, OR INABILITY TO USE, THE TOOL OR ANY OUTPUT OR REPORT IT GENERATES, WHETHER BASED ON CONTRACT, TORT (INCLUDING NEGLIGENCE), STRICT LIABILITY, OR OTHERWISE, EVEN IF ADVISED OF THE POSSIBILITY OF SUCH DAMAGES. TO THE MAXIMUM EXTENT PERMITTED BY APPLICABLE LAW, THE COMPANY'S TOTAL CUMULATIVE LIABILITY ARISING OUT OF OR RELATING TO THE TOOL SHALL NOT EXCEED THE TOTAL AMOUNT, IF ANY, THAT YOU PAID TO THE COMPANY TO LICENSE OR OBTAIN THE TOOL DURING THE TWELVE (12) MONTHS BEFORE THE CLAIM AROSE, OR, IF YOU OBTAINED THE TOOL AT NO CHARGE, ONE HUNDRED U.S. DOLLARS ($100).
8. User Responsibility
You are solely responsible for the assumptions and data you enter into the Tool, for independently verifying and reviewing any report or output it generates before relying on or distributing it, and for any decision made in reliance on the Tool. If you share a report generated by the Tool with a client, investor, lender, or any other third party, you do so at your own discretion and risk, and you are responsible for ensuring that the report is accompanied by appropriate disclaimers and that the recipient understands the estimates are not guaranteed and have not been independently verified by the Company.
9. Indemnification
You agree to indemnify, defend, and hold harmless the Company and its owners, members, managers, employees, agents, and affiliates from and against any and all claims, damages, losses, liabilities, costs, and expenses (including reasonable attorneys' fees) arising out of or relating to: (a) your use of the Tool; (b) any report or output you generate, share, or distribute; (c) any decision made in reliance on the Tool; or (d) your violation of these Terms.
10. Intellectual Property
The Tool, including its design, code, calculations, and content, is the proprietary property of the Company and is protected by copyright and other intellectual property laws. Except as expressly authorized by the Company in writing, you may not copy, modify, distribute, sell, sublicense, reverse-engineer, or create derivative works based on the Tool. This prohibition includes using the Tool, its underlying code, or any report or output it generates to train, prompt, or otherwise instruct an artificial intelligence system or other automated means to build, reproduce, or approximate the Tool or a substantially similar product.
11. No Guarantee of Outcomes
Past or projected performance shown by the Tool is not indicative of future results. Actual income, expenses, financing terms, appreciation, and sale proceeds may differ materially from any estimate the Tool produces, due to market conditions, changes in law, acts of nature, and other factors outside the Company's control.
12. Third-Party Content
If you upload photos, logos, documents, or other content into the Tool or into a report it generates, you represent that you have all necessary rights and permissions to use that content, and you are solely responsible for it. The Company is not responsible for any content you upload.
13. Modifications
The Company may update these Terms from time to time. Continued use of the Tool after a change constitutes acceptance of the revised Terms.
14. Governing Law
These Terms are governed by the laws of the State of Montana, without regard to its conflict-of-laws principles, and any dispute arising out of or relating to these Terms or the Tool shall be resolved exclusively in the state or federal courts located in Montana.
15. Severability; Entire Agreement
If any provision of these Terms is found unenforceable, the remaining provisions will remain in full force and effect. These Terms constitute the entire agreement between you and the Company regarding use of the Tool and supersede any prior agreements or understandings.
16. Accounts, Sign-In, and Access
The Tool is accessed through a hosted sign-in — you must create an account and sign in to use it. Account authentication is handled for the Company by Clerk, a third-party identity provider; the Company does not directly see or store your password. You must read and agree to these Terms each time you sign in, and each acceptance is recorded. Beyond any free trial period described in Section 2, continued access to the Tool requires an active paid license, and the Company may suspend or terminate your access for non-payment, for violation of these Terms, or as otherwise permitted by law. Even though sign-in and billing are hosted, the property, financial, and client information you enter into the Tool to run calculations is processed locally in your own browser and is not transmitted to or stored on the Company's servers — see the Privacy Policy and Security page for details.
17. Contact
Questions about these Terms may be directed to MF McDonnell and Associates, LLC.
This document is a general template and is not a substitute for advice from a licensed attorney. Review and adapt it with qualified legal counsel before relying on it for liability protection — in particular, automatic-renewal disclosure requirements vary by state and should be confirmed with counsel.