Free real estate deal analyzer for rentals, BRRRR and flips.
Type in the numbers from the listing and your lender, and get the answer every investor wants in under a minute: does this house make money, and how much of your cash does it take to find out. Rentals, BRRRR refinances, and flips, all in one place.
The purchase
What it costs to own it on day one.
Usually 2 to 5 percent of the price.
What it appraises for once the work is done.
The loan
Leave the box unchecked for a financed purchase.
Percent of the loan, paid at closing.
The income
Use real comparable rents, not the listing agent's guess.
Parking, storage, laundry, pet rent.
The expenses
The ones new investors forget are management, repairs, and the big ticket items.
Percent of rent. Use 8 to 10 even if you self manage; your time is not free.
Percent of rent for routine fixes.
Percent of rent saved for roof, HVAC, water heater.
Lawn, snow, pest, software.
BRRRR refinance (optional)
Buy, rehab, rent, refinance, repeat. Pull your cash back out once the home is worth more.
The deal
What you pay, what you spend, what it sells for.
What comparable renovated homes actually sold for.
Every flip finds something behind a wall.
Percent of the purchase price.
Commission, transfer taxes, concessions, percent of the sale.
Taxes, insurance, utilities, lawn.
The money
Many flippers use hard money. Check the box if you are paying cash.
Interest only, paid monthly or at payoff.
Percent of the rehab the lender funds in draws.
The ten year picture
Rent and expenses grow at the rates you set, the loan pays down on schedule, and the value grows at your appreciation rate. Total return counts cash flow, loan paydown, and appreciation, minus selling costs, as if you sold at the end of that year.
Swipe the table sideways to see every year.
| Year | Rent per month | Cash flow | Loan balance | Property value | Equity | Profit if sold | Annual return |
|---|
The five numbers that decide a rental.
Cash flow
What is left each month after the mortgage, taxes, insurance, management, repairs, the big ticket reserve, and vacancy. A deal that only works with zero vacancy and zero repairs is not a deal.
Cash on cash return
Yearly cash flow divided by the cash you put in: down payment, closing costs, rehab, and points. This is the number to compare against any other place your money could sit. Many investors want 8 percent or better.
Cap rate
Net operating income divided by the all in cost (price plus rehab). It ignores the loan, so it compares the property, not the financing. Higher cap rates usually mean more risk or more work.
DSCR
Net operating income divided by the yearly loan payments. Minimums vary by lender: some accept ratios below 1.0, as low as about 0.8, usually with extra reserves, while others look for about 1.2. A ratio of 1.25 or higher is widely seen as strong and can earn better pricing. Under 1.0, the rent left after expenses does not cover the loan payments and you are feeding the property every month.
Rent to price
Monthly rent divided by the all in cost. The old 1 percent rule says a $300,000 house should rent for $3,000. In most luxury and coastal markets that is rare, so treat 0.7 to 0.8 percent as workable and anything under 0.5 percent as an appreciation bet.
A $299,000 rental with a $25,000 rehab.
The analyzer's starting numbers: twenty five percent down at the interest rate shown in the analyzer, rent of $2,900, and honest reserves for management, repairs, and big ticket items.
The flip side
Switch to Fix and flip and the analyzer adds the 70 percent rule, which sets a maximum offer at 70 percent of the after repair value minus the repair budget including its 10 percent contingency. On the default flip that is a $255,700 ceiling (70 percent of $425,000, minus $41,800) against a $285,000 purchase price, which tells you where the negotiation has to land before the numbers work.
Every flip result shows profit after selling costs, return on the cash you had in the deal, and that return annualized, because a 15 percent return in four months is not the same as 15 percent in a year.
FAQ
What is a good cash on cash return on a rental property?
Many investors look for 8 to 12 percent on a long term rental, and higher on riskier or heavier rehab deals. If a property returns less than a safe savings rate, you are betting on appreciation, not income. That can still be a fine bet, but you should know which bet you are making.
What is DSCR and why does my lender care?
Debt service coverage ratio is net operating income divided by the yearly loan payments. A DSCR of 1.25 means the property earns 25 percent more than it owes. Minimums vary by lender: some accept ratios below 1.0, as low as about 0.8, usually with extra reserves, while others look for about 1.2. A ratio of 1.25 or higher is widely seen as strong and can earn better pricing. DSCR lenders price the loan on that number instead of your personal income. Many divide gross rent by the full payment; this analyzer uses the stricter net operating income version.
What is the 70 percent rule for flips?
Pay no more than 70 percent of the after repair value, minus the repair budget. On a home worth $400,000 after repairs that needs $40,000 of work, the maximum offer is $240,000. It is a screen, not a law. In expensive markets some flippers work at 75 to 80 percent with tighter margins.
How does the analyzer calculate cap rate?
Net operating income divided by the all in cost, which is the purchase price plus the rehab budget. The usual cap rate divides by the price alone, which flatters a heavy rehab deal, so this analyzer divides by all in cost, also called yield on cost. The rental calculator on the tools page shows the classic price version.
What does BRRRR mean and how does the refinance work here?
Buy, rehab, rent, refinance, repeat. After the rehab, a lender refinances the home at a percentage of its new value, usually 70 to 75 percent. The new loan pays off the old one, and whatever is left comes back to you. The analyzer shows how much cash you get back, how much stays in the deal, and your cash on cash return on the cash that is still tied up.
Where do the default expense percentages come from?
Management at 8 to 10 percent of rent is a common rate for a single family manager. Repairs at 5 to 10 percent and a big ticket reserve of 5 percent are common planning numbers for a home in decent condition. Older homes and homes with pools need more. Change them to match the property.
Is anything I enter saved?
No. Everything runs in your browser. The share link puts your numbers into the web address itself, so only the people you send it to can see them.
Want properties already researched?
A weekly list of 8 to 12 auction, bank owned, tax sale, and price cut properties across Maryland, DC, Northern Virginia, Baltimore, Florida, and the luxury hotspots, each run through this exact math with a score, the risks, and the deadline. Deal Room Pro adds the full underwriting sheet for every one.
The Deal Room is research built only from public records and listings. House of Jaxi does not offer, sell, assign or broker any property, has no interest in any property listed, earns nothing from any purchase, and is not giving investment advice, so verify everything with the public source and your own professionals before you bid or buy.
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