Full investment analysis in one place -- cash flow, cap rate, CoC, DSCR, and GRM. As-Is vs Pro Forma side by side. The only calculator you need before making an offer.
📍 Property Address (optional)
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InputsYour Numbers
Purchase & Financing
Purchase Price?
$
Down Payment %?
%
Interest Rate %?
%
Loan Term (years)?
Closing Costs?
$
Rehab Budget?
$
ARV (after repairs)?
$
As-Is Income
Monthly Rent?
$
Vacancy %?
%
Pro Forma Income
Pro Forma Monthly Rent?
$
Pro Forma Vacancy %?
%
Operating Expenses
Property Tax / mo?
$
Insurance / mo?
$
Maintenance %?
%
Management %?
%
HOA / mo?
$
As-Is AnalysisCurrent Rents
Enter values to analyze the deal
Monthly CF
--
after all costs
Cap Rate
--
target 5-7%+
Cash-on-Cash
--
annual return
DSCR
--
target 1.25x+
Monthly Cash Flow
Gross Rent--
Vacancy Loss--
Eff. Gross Income--
Property Tax--
Insurance--
Maintenance--
Management--
HOA--
Mortgage Payment (P&I)--
Monthly Cash Flow--
Investment Summary
Down Payment--
Closing Costs--
Rehab Budget--
Total Cash Invested--
Annual Cash Flow--
Cap Rate--
GRM--
Cash-on-Cash Return--
Pro Forma AnalysisAfter Plan
Enter pro forma rent to see upside
Monthly CF
--
vs as-is
Cap Rate
--
vs as-is
Cash-on-Cash
--
vs as-is
DSCR
--
vs as-is
Pro Forma Cash Flow
Pro Forma Rent--
Vacancy Loss--
Eff. Gross Income--
Total Operating Expenses--
Mortgage Payment--
Monthly Cash Flow--
Value-Add Upside
Rent Increase / mo--
CF Improvement / mo--
NOI Increase / yr--
Value Created (at 5.5% cap)--
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1
Enter Purchase & Loan
Input price, down payment, rate, and term. The calculator computes the monthly P&I automatically. Add closing costs and rehab to get total cash invested.
2
Enter Current Rent
The monthly rent today. This drives the As-Is column. If the property is vacant, use current market rent from Zillow or local listings.
3
Enter Pro Forma Rent
If you plan to raise rents or renovate, enter the expected stabilized rent. Leave blank to analyze the deal as-is only.
4
Fill in All Expenses
Every line matters. Tax and insurance are fixed. Maintenance and management are % of rent. Zero out management if self-managing.
5
Read the Verdict
Green = strong deal (200+ monthly CF, 5%+ cap, 8%+ CoC, 1.25x+ DSCR). Yellow = marginal. Red = doesn't pencil at current numbers.
6
Check the Pro Forma Upside
The value created row shows how much equity you manufacture by raising rents. At 5.5% cap, every $100/mo rent increase = $21,800 in property value.
The deal analyzer runs every major metric simultaneously: cash flow, cap rate, cash-on-cash, DSCR, and GRM. Each metric tells a different part of the story.
Cash flow tells you monthly income. Cap rate tells you if you're paying a fair price. Cash-on-cash tells you the return on your specific down payment. DSCR tells you if a lender will finance it. GRM is a quick sanity check -- below 12x is generally good.
No single metric is sufficient. A deal can look great on cap rate but terrible on cash flow (if you're putting too much down). Always look at all metrics together before deciding.