Analyze Any Deal,
in seconds.

Use Buy & Hold — Cash if you're paying all cash, or to see the unlevered return baseline of any deal. Use Buy & Hold — Financed for any deal with a mortgage — it adds loan fields and calculates DSCR automatically.

Enter Purchase Price, Down Payment %, Interest Rate, and Loan Term. The tool calculates your monthly P&I, loan amount, and debt service automatically. For DSCR loans, 20–25% down and 7–8% rates are typical starting points in today's market.

Enter Monthly Rent as your gross scheduled rent — what the unit would rent for at full occupancy. The tool applies your vacancy rate below to arrive at effective gross income. Use the Rentometer button to benchmark your rent estimate against local comps.

Property Taxes — defaults to 1.79% of purchase price (Colorado average). Override with the actual county assessor figure if you have it.

Insurance — landlord policy, not homeowner's. Budget $800–$1,500/yr for a typical SFR.

Mgmt Fee — enter 0 if self-managing, 8–10% if using a PM company.

Vacancy — 5% is aggressive (metro), 8–10% is moderate, 12%+ for rural or seasonal.

Maintenance / CapEx — 5–10% of gross rent is the standard rule of thumb.

Key metrics to focus on: Cash-on-Cash Return (annual cash flow ÷ cash invested — target 6–10%+), Cap Rate (NOI ÷ price — target 5–7%+ for most markets), and DSCR (NOI ÷ debt service — must be ≥1.0 to qualify for most DSCR loan programs, ≥1.25 for best pricing).

Enter Purchase Price, Renovation Budget, and Carrying Costs (interest + utilities + taxes for the hold period — typically 3–8% of purchase price for a 6-month flip). Add Closing Costs (Buy) — hard money loans often have higher origination fees, so budget 3–5%.

Enter your base rehab estimate, then set a Variance Buffer (10–20% is standard). The tool adds the buffer to your rehab total automatically. Experienced flippers use 15% as a floor — surprises are not optional.

Enter your After Repair Value (ARV) — be conservative. Use the Comp Checklist on the right to make sure your comps are apples-to-apples. Add Agent Commission (typically 5–6%) and Closing Costs (Sell).

Focus on Net Profit and Profit Margin %. Most experienced flippers won't touch a deal under 15% margin — it leaves no room for error. The visual profit bar gives you an instant read on deal quality.

The Moderate Conservative Aggressive buttons at the top auto-populate vacancy, management fee, CapEx, appreciation, and rent growth assumptions. Start with Moderate, then adjust individual fields from there.

Switch between Long-Term Rental, Short-Term Rental, or Compare Both using the toggle in the income card. In STR mode, enter your estimated nightly rate and expected occupancy % — the tool calculates effective monthly income automatically. The Compare Both view shows a side-by-side breakdown of NOI, cash flow, CoC, and cap rate for each strategy, with a winner callout.

Six key metrics, color-coded green / amber / red against lender and investor benchmarks: Cash-on-Cash, Cap Rate, IRR (10yr est.), DSCR, GRM, and 1% Rule. A deal with all green cards is a strong buy. Amber means proceed with caution. Red means the numbers need to change before this deal makes sense.

This is unique to this tool. The meter shows exactly which DSCR loan tier your deal qualifies for — and what that means for your rate and down payment requirements. Below 0.75 = no lender. 0.75–1.0 = no-ratio products (higher rate, 30%+ down). 1.0–1.25 = standard DSCR. 1.25+ = best pricing tier.

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. Useful for making offers in a negotiation — know your walk-away number before you're at the table.

Shows cumulative cash flow, equity growth, and property value over a 10-year hold. Adjust Appreciation %/yr and Rent Growth %/yr to stress-test your assumptions. The summary cards at the bottom show total return — cash flow + equity — which is the real story of any long-term rental.

Before committing to a strategy, run the same property through Cash, Financed, and Deal Analyzer. A deal that barely works financed might be excellent all-cash — or a flip might yield better IRR than a 10-year hold. The inputs carry over when you switch tabs.

Start with the Conservative preset on the Deal Analyzer tab. If the deal still pencils conservative, it's a real deal. If you need Aggressive assumptions to make the numbers work, you're hoping, not investing.

Every time you refine a deal, hit Share Link and save the URL. It's a permanent snapshot of your analysis — bookmark it, email it to your agent, or send it to Zack. No account needed, no data stored on a server.

DSCR loans qualify the property, not you. No tax returns, no W-2s, no DTI calculation. The deal qualifies if the rent covers the mortgage. This tool's DSCR meter reflects actual wholesale lender tiers — but rates, LTV, and reserve requirements vary by lender. Always get a real quote before making an offer.

Hit Print / Save PDF in the header when you're on the Deal Analyzer tab to generate a clean branded summary. Great for presenting to a partner, handing to an agent, or keeping in a deal file.