1
Getting Started
What This Tool Does
The Barrett Financial Deal Analyzer is a free, browser-based calculator that lets you run full investment property analysis in seconds — no spreadsheets, no account required. Enter your numbers and everything updates in real time.
Tool Layout Overview
← LEFT COLUMN: INPUTS
Property & Financing
Purchase Price
$
350,000
Down Payment
25
%
Interest Rate
7.5
%
RIGHT COLUMN: RESULTS →
Investment Summary
Monthly Cash Flow+$486/mo
Annual NOI$18,240
Cap Rate5.21%
Cash-on-Cash5.54%
DSCR1.31
1
Choose your tab
Four tabs across the top switch between analysis types. Use Buy & Hold — Cash for all-cash deals or to see the unlevered return. Use Buy & Hold — Financed for any deal with a mortgage. Use Flip for buy-renovate-sell. Use Deal Analyzer for the full suite of features.
2
Enter your numbers on the left
Every input lives in the left column. Results update instantly — no calculate button. Dollar fields auto-format with commas. Percentage fields accept decimals (e.g. 7.5 for 7.5%).
3
Read your results on the right
The right column shows the full output for your current inputs. Every metric — cash flow, NOI, cap rate, CoC return, DSCR — updates in real time as you type.
The AirDNA and Rentometer buttons next to rent input fields open market data tools in a new tab. Pull a rental rate estimate, come back, paste it in. The Share Link button in the header encodes all your inputs into a shareable URL — no account needed.
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Tab 1 & 2
Buy & Hold Analysis
The Buy & Hold tabs calculate the returns on a rental property you plan to hold long-term. Cash gives you the unlevered picture. Financed adds mortgage math, DSCR, and debt service.
1
Property & Financing
Enter Purchase Price, Down Payment %, Interest Rate, and Loan Term. The tool instantly shows your Loan Amount, Monthly P&I, and Annual Debt Service. For DSCR loans, budget 20–25% down and 7–8.5% rates as a starting estimate.
Closing costs default to 2%. For investment properties, budget 2–3% — DSCR loans often carry higher origination fees than conventional financing.
2
Income inputs
Enter Monthly Rent as your gross scheduled rent at full occupancy. Vacancy is applied separately in the expenses section. Use the Rentometer button to benchmark your estimate against market comps before committing to a number.
3
Annual Expenses — what each field means
Property Taxes — defaults to 1.79% of purchase price (Colorado average). Override with the actual county assessor figure when available.
Insurance — landlord/fire policy, not homeowner's. Budget $800–$1,500/yr for a typical SFR.
Mgmt Fee — 0% if self-managing, 8–10% if using a property manager.
Vacancy — 5% is aggressive (urban/metro), 8–10% is moderate, 12%+ for rural or high-turnover.
Maintenance / CapEx — 5% is a minimum for newer construction; 10%+ for older properties.
Insurance — landlord/fire policy, not homeowner's. Budget $800–$1,500/yr for a typical SFR.
Mgmt Fee — 0% if self-managing, 8–10% if using a property manager.
Vacancy — 5% is aggressive (urban/metro), 8–10% is moderate, 12%+ for rural or high-turnover.
Maintenance / CapEx — 5% is a minimum for newer construction; 10%+ for older properties.
4
Reading the results
Three metrics to prioritize:
| Metric | Definition | Strong | Marginal |
|---|---|---|---|
| Cash-on-Cash | Annual cash flow ÷ cash invested | ≥ 8% | 4–8% |
| Cap Rate | NOI ÷ purchase price | ≥ 7% | 5–7% |
| DSCR | NOI ÷ annual debt service | ≥ 1.25 | 1.0–1.25 |
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Tab 3
Fix & Flip Analysis
The Flip tab calculates your net profit on a buy-renovate-sell deal. It includes a Comp Checklist to sanity-check your ARV estimate — the most common source of flip failures.
1
Acquisition costs
Enter Purchase Price, Renovation Budget, and Carrying Costs (interest + taxes + utilities during the hold period). For a 6-month flip financed with hard money at 12%, carrying costs typically run 6–8% of purchase price. Add Closing Costs (Buy) — budget 3–5% for hard money or bridge loans.
2
Renovation budget & variance buffer
Enter your base rehab estimate, then set a Variance Buffer %. The tool adds this buffer to your total automatically. Use 10% minimum for well-scoped projects, 15–20% for anything with deferred maintenance, older mechanicals, or limited access during inspection.
Never underestimate rehab. One missed foundation issue or hidden mold job can eliminate all profit on a thin deal. If the deal only pencils with a 0% buffer, it's not a deal.
3
After Repair Value (ARV)
Be conservative. Use the Comp Checklist in the results column to ensure your comps are valid — same subdivision or ½ mile, sold within 6 months, within 20% of sq footage, similar age and type. Agent opinion and Zillow estimates consistently run high.
70% Rule sanity check: Max offer = (ARV × 0.70) − Renovation costs. If your numbers produce a lower max offer than what you're paying, you need to renegotiate or walk.
4
Reading flip results
Focus on Net Profit and Profit Margin %. The visual profit bar gives you an instant deal-quality read. Most experienced flippers won't touch anything under 15% margin — it's the minimum buffer against overruns, longer hold times, and a softening market.
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Tab 4 — Most Powerful
Deal Analyzer
The Deal Analyzer tab is the full toolkit — all standard inputs plus scenario presets, STR/LTR comparison, a 6-metric deal scorecard, DSCR qualification meter, max offer calculator, and a 10-year projection chart.
Deal Analyzer — Key Features
Scenario Presets
STR vs. LTR
Deal Scorecard
DSCR Meter
Max Offer Calc
10-Year Projection
Cash-on-Cash
8.4%
Cap Rate
6.1%
Est. IRR 10yr
9.2%
DSCR
1.31
GRM
9.6×
1% Rule
0.81%
DSCR Qualification Tier
0.00.751.01.251.5+
✓ Best Pricing Tier — qualifies for lowest DSCR rates & best LTV
1
Start with a Scenario Preset
The Moderate Conservative Aggressive buttons auto-populate vacancy %, management fee %, CapEx %, appreciation rate, and rent growth rate. Always start with Conservative. If the deal is still green on Conservative assumptions, it's a real deal. If you need Aggressive to make it work, you're hoping.
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STR vs. LTR Income Mode
Use the toggle to switch between Long-Term Rental, Short-Term Rental, or Compare Both. In STR mode, enter your estimated average nightly rate and expected annual occupancy % — effective monthly income is calculated automatically. The Compare Both view shows a side-by-side breakdown of NOI, cash flow, cash-on-cash, and cap rate for each strategy, with a winner callout.
Use the AirDNA button to pull real STR revenue data for the property's market before entering your estimates. AirDNA tracks actual Airbnb/VRBO performance by ZIP code.
3
Deal Scorecard
Six metrics scored green / amber / red against real investor and lender benchmarks. A deal with all-green scores is exceptional. One or two amber cards is normal. Multiple red cards means the deal needs to change before it makes sense to pursue.
| Metric | Green | Amber | What It Measures |
|---|---|---|---|
| Cash-on-Cash | ≥ 8% | 4–8% | Annual cash flow ÷ total cash invested |
| Cap Rate | ≥ 7% | 5–7% | NOI ÷ purchase price (unlevered yield) |
| Est. IRR 10yr | ≥ 10% | 7–10% | Total return including appreciation + cash flow |
| DSCR | ≥ 1.25 | 1.0–1.25 | NOI ÷ annual debt service (lender qualification) |
| GRM | ≤ 10× | 10–15× | Price ÷ gross annual rent (quick price check) |
| 1% Rule | ≥ 1% | 0.75–1% | Monthly rent ÷ price (rough screening check) |
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DSCR Qualification Meter
This meter is unique to this tool. It shows which DSCR loan tier your deal qualifies for — and what that means for your rate and down payment. Four tiers:
Below 0.75 — Does Not Qualify. No lender will touch this deal at standard terms.
0.75–1.0 — No-Ratio Products. Higher rates, 30%+ down required. Niche programs only.
1.0–1.25 — Standard DSCR. Qualifies most DSCR programs. Typical terms apply.
1.25+ — Best Pricing Tier. Best rates and LTV options available across lenders.
These tiers reflect real wholesale lender guidelines. Zack can match your specific deal to the right lender program — hit Send My Deal to Zack in the tool for a personalized breakdown.
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Max Offer Calculator
Enter your target Cash-on-Cash % and hit Solve →. The tool reverse-engineers the maximum purchase price that still hits your return threshold, given all your current expense and income inputs. Know your walk-away number before you're at the negotiation table.
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10-Year Projection Chart
Three series plotted over 10 years: Cumulative Cash Flow (blue), Equity (green), and Property Value (sky). Adjust the Appreciation and Rent Growth assumptions to stress-test your hold thesis. Hover any dot to see exact year-by-year values. The summary cards below the chart show your total 10-year return — cash + equity — which is the real story of any long-term rental.
A deal with a mediocre cash-on-cash (say 4%) can still be a great investment if appreciation and equity paydown are strong. The 10-year view shows the full picture.
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Sharing & Output
Share Links & PDF Export
Every analysis you run can be shared as a link or saved as a branded PDF — no account, no login, no data stored on a server.
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Share Link
Hit Share Link in the top-right header. The tool encodes all your current inputs directly into the URL — anyone who opens the link sees your exact numbers. Use this to send a deal to a partner, share it with your agent, or save multiple versions (optimistic vs. conservative) as bookmarks.
The share link is a permanent snapshot. Your inputs are in the URL itself — nothing is stored on a server. If you update the inputs after sharing, the old link still shows the original numbers.
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Print / Save PDF
Hit Print / Save PDF in the header. In the browser print dialog, select Save as PDF as the destination. The output is a clean, branded one-page report showing the Deal Analyzer tab results — inputs on the left, results on the right, with Barrett Financial Group branding and a full compliance footer. Great as a leave-behind for clients or partners.
Always switch to the Deal Analyzer tab before printing — the PDF layout is optimized for that tab and only shows that tab's content.
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Advanced Usage
Pro Tips
★
Run every deal on Conservative first
Select the Conservative preset on the Deal Analyzer tab before evaluating any deal. If it still shows green on Cash-on-Cash and DSCR — it's a real deal. If you need the Aggressive preset to make the numbers work, you're not investing, you're hoping.
★
Compare Cash vs. Financed on the same deal
Run the same property through both Buy & Hold tabs. You might find a deal that barely works financed is excellent all-cash — or that leverage dramatically improves your CoC. Understanding both scenarios makes you a better negotiator and a more informed investor.
★
The Share Link is your deal file
Every time you refine a deal, hit Share Link and save the URL. Create one conservative URL and one moderate URL for each property. Email the conservative one to your agent or lender — it shows you're thinking like an underwriter, not a wishful buyer.
★
DSCR loans don't care about your income
DSCR loans qualify the property, not you. No tax returns, no W-2s, no debt-to-income ratio. The deal qualifies if the rent covers the mortgage. This makes DSCR the primary tool for self-employed investors, high-net-worth buyers with complex returns, and anyone scaling a portfolio quickly. The DSCR Meter in this tool reflects real wholesale lender tiers — but always get an actual quote before making an offer.
★
The 1% Rule is a filter, not a standard
The 1% Rule (monthly rent ≥ 1% of purchase price) is a quick screening tool, not a requirement. In most Colorado markets today, properties rarely hit 1%. A deal at 0.75–0.85% can still pencil strongly with solid appreciation assumptions and a low vacancy rate. Use it to screen deals quickly, then run the full analysis before passing.
Ready for real numbers?
This tool gives you a strong estimate — but actual rates, lender programs, and closing costs vary. Send your deal to Zack and get a personalized financing breakdown, usually within a few hours.
Open the Deal Analyzer →