Built into every analysis tool
Instant Calculations
Every Number That Decides a Deal, Already Done When You Open It
Enter an address. Comparable sales set the value, comparable rentals set the rent, and 25 investment metrics — cash flow, cap rate, cash-on-cash, ROI, GRM, DSCR, IRR — are computed before the page finishes loading. No spreadsheet, no formulas, no copying numbers between tabs.
One address in — the whole scorecard out
Example uses public listing data for illustration. See disclaimer.
Analyzing a rental used to mean rebuilding the same spreadsheet for every property, and quietly getting one formula wrong. The math is settled — the only thing that should take your time is judging the answer.
There Is No Calculator to Fill In
Instant calculations are not a screen you open — they are the layer underneath every tool on the platform. Whichever analysis you run, the numbers are already there when it opens.
You enter an address
Plus the handful of things only you know: what you would pay, how you would finance it, what you think the rehab runs.
The data arrives on its own
Comparable sales set the value, comparable rentals set the rent, and the property record fills in taxes, HOA, beds, baths and square footage.
Every metric is already computed
All 25 of them, plus a 30-year projection — before you have finished reading the address at the top of the page.
And they stay live. Change the purchase price, the interest rate, the vacancy allowance or the rent, and every dependent metric moves with it — so testing “what if I offered $15,000 less?” takes a second rather than a rebuilt spreadsheet.
All 25 Metrics, and What Each One Is Actually Telling You
A number you cannot interpret is not analysis. Here is every metric the platform computes, the question it answers, the formula behind it, and the benchmark we grade it against.
Cash flow & income
What the property collects, what it costs to hold, and what is left over each month.
Monthly Cash Flow
Does this property pay me every month, after everything?
Formula
Rent − (P&I + taxes + insurance + HOA + repairs + vacancy + CapEx + management + utilities)
Target: $200–500+ per month on a single-family home.
Cash-flowing propertiesNet Operating Income (NOI)
What does the property earn before the mortgage?
Formula
Annual rent − annual operating expenses (mortgage excluded)
The number cap rate, DSCR and debt yield are all built from.
Cap rate guideTotal Monthly Expenses
What does it really cost to hold, not just the mortgage?
Formula
P&I + taxes + insurance + HOA + repairs + vacancy + CapEx + management + utilities
Vacancy, repairs, CapEx and management are yours to set — the defaults are a starting point, not a rule.
Rental analysis guideTotal Cash Invested
How much actually leaves my bank account to own this?
Formula
Down payment + purchase closing costs + rehab
The denominator under cash-on-cash and ROI — get it wrong and every return is wrong.
Cash-on-cash guideReturn on your money
Four different answers to “is this a good return?” — because each one ignores something the others count.
Cash-on-Cash Return
What does my cash earn in year one?
Formula
(Annual cash flow ÷ total cash invested) × 100
Benchmark used in-app: 8–12% is good, 12%+ is excellent.
How to calculate cash-on-cashCap Rate
What does the property yield, ignoring how I financed it?
Formula
(NOI ÷ property price) × 100
Benchmark used in-app: 4–6% residential, 6–10% commercial.
Cap rate calculator guideROI with Appreciation
What is the total return once equity growth counts?
Formula
((Annual cash flow + annual appreciation) ÷ total cash invested) × 100
Benchmark used in-app: 10–15% is good, 15%+ is excellent. Appreciation runs at a conservative 3% unless you change it.
Real estate ROI guideIRR (If Sold)
What is my true annualized return, counting when every dollar moves?
Formula
The rate at which every cash flow — purchase, each year's cash flow, and the sale — nets to zero
Solved for every exit year out to year 30, so you can see the year selling starts to beat holding.
How to calculate IRRAnnualized Return
Per year of holding, how did this actually do?
Formula
Total return compounded down to a per-year rate over the hold
Stops a five-year gain from flattering itself next to a one-year one.
Price & rent ratios
The quick screens investors use to throw out the obvious no before spending real time on a property.
Rent-to-Price Ratio (the 1% rule)
Is the rent big enough relative to the price to be worth a look?
Formula
(Monthly rent ÷ property price) × 100
Benchmark used in-app: 0.8–1.2% monthly.
The 1% rule explainedGross Rent Multiplier (GRM)
How many years of gross rent does this property cost?
Formula
Property price ÷ annual gross rent
Benchmark used in-app: 8–12, and lower is better.
GRM guidePrice per Square Foot
Is the asking price in line with what sold nearby?
Formula
Property price ÷ square footage
Shown beside the comparable sales behind the value estimate, so you can check it against real closings.
How to calculate ARVWhat lenders check
The deal can pencil for you and still fail underwriting. These are the numbers on the other side of the table.
Debt Service Coverage Ratio (DSCR)
Does the rent cover the mortgage by enough for a lender to say yes?
Formula
NOI ÷ annual debt service
Most lenders want 1.20 or better; we flag the deal when it falls below.
DSCR explainedLoan-to-Value (LTV)
How much of the property does the bank still own?
Formula
Loan balance ÷ property value
Projected year by year, so you can see when you cross the refinance or PMI-removal line.
Debt Yield
How does the loan look to a lender independent of rates?
Formula
NOI ÷ loan amount
The metric lenders fall back on when interest rates make DSCR look better than the deal is.
Principal & Interest
What is the actual payment on this loan?
Formula
Standard amortization on your rate, term and loan amount
ARMs amortize on their own schedule; cash purchases drop the payment to zero and every downstream metric follows.
Amortization scheduleThe long hold and the exit
Cash flow is one year. These are the numbers that decide whether holding for ten beats selling at five.
Equity & Principal Paydown
How much of this do I own, and how fast is that growing?
Formula
Property value − loan balance, projected year by year
Splits growth into what the tenant paid down and what the market added.
Depreciation & Tax Benefit
What does the tax code hand back each year?
Formula
(Building value ÷ 27.5 years) applied against your marginal rate
Building share and tax rate are both assumptions you set.
After-Tax Cash Flow
What do I keep after the IRS?
Formula
Pre-tax cash flow + tax benefit (or − tax owed)
Often the number that separates two deals with identical cash flow.
Capital Gains & Depreciation Recapture
What does selling actually cost me?
Formula
Gain over cost basis at your capital-gains rate, plus recapture on depreciation taken
The line most spreadsheets skip, and the one that changes hold-or-sell most often.
Net Sale Proceeds & Total Profit If Sold
If I sell in year N, what lands in my account?
Formula
Sale price − selling costs − loan payoff − tax on sale
Computed for every year of the projection, which is what makes the IRR-by-exit-year comparison possible.
Strategy-specific math
Buy-and-hold is not the only exit. Each strategy adds the numbers that decide it.
Maximum Allowable Offer (the 70% rule)
What is the most I can pay and still make this work?
Formula
(ARV × 70%) − repair costs, adjustable from 60% to 80%
Or skip the rule entirely and solve the offer backwards from a target ROI, cap rate, cash-on-cash or monthly cash flow.
Maximum Allowable Offer calculatorFlip Net Profit, ROI & Annualized ROI
What does this flip pay, and is it worth the months?
Formula
ARV − (purchase + rehab + contingency + closing + holding + selling costs); ROI on total invested, annualized over the hold
Annualized is the honest one: a 15% return in four months is not the same deal as 15% in a year.
Fix & Flip calculatorAll-In vs ARV, Cash Out & Cash Left in Deal
How much of my money comes back at the refinance?
Formula
New loan = ARV × lender LTV; cash out = loan − bridge payoff − refi costs; cash left in = all-in − cash out
With the 75% rule check and the maximum purchase price that would recycle every dollar.
BRRRR calculatorEst. Investor Price, Assignment Fee & Offer to Seller
What do I offer the seller and still leave my buyer a deal?
Formula
Offer to Seller = Est. Investor Price − assignment fee
The investor price is back-solved from the return your end buyer needs, so the fee never quietly kills the deal.
Wholesale calculatorThe Benchmarks We Grade Your Deal Against
Every headline metric is scored good, caution or poor against these ranges — so you get a verdict, not homework. They are published here because you should be able to argue with them.
| Metric | Healthy range | Worth knowing |
|---|---|---|
| Monthly Cash Flow | $200–500+ / month | Single-family; thinner is fine if you are buying for appreciation |
| Cash-on-Cash Return | 8–12% good, 12%+ excellent | Year-one return on the cash you actually put in |
| Cap Rate | 4–6% residential | 6–10% on commercial; varies widely by market |
| ROI with Appreciation | 10–15% good, 15%+ excellent | Counts equity growth, so it always reads higher than cash-on-cash |
| Rent-to-Price Ratio | 0.8–1.2% monthly | The 1% rule, softened — very few markets still clear a true 1% |
| Gross Rent Multiplier | 8–12 | Lower is better; useful for ranking, not for deciding |
| DSCR | 1.20 or better | Below this most lenders shrink the loan or pass |
Benchmarks are national rules of thumb, not local truth — a 5% cap rate is strong in one metro and a pass in another. Use them to sort, then judge the market.
Where You Actually Meet These Numbers
The same calculation layer, surfaced differently depending on the question you showed up with.
The Scorecard
Every Headline Metric on One Screen
Deals are not won by computing cap rate. They are won by looking at six numbers at once and noticing the one that does not fit. This is that screen, and it is the same for every property you run, which is what makes properties comparable at all.
- Cash flow, cap rate, cash-on-cash, ROI and GRM together — no tab-hopping to assemble a verdict
- Each one graded good, caution or poor, so a bad number announces itself
- Open any metric to see the formula and the exact inputs that produced your figure
- Change a single assumption and watch which metrics move — and which do not
Cash Flow Analysis
See the Expense Line You Would Have Forgotten
Most optimistic spreadsheets are optimistic in the same place: the costs that do not arrive monthly. Vacancy and capital expenditures are not line items you remember to add — so they are in the model by default, and a deal that only works without them shows it here.
- Every expense broken out — taxes, insurance, HOA, repairs, vacancy, CapEx, management, utilities
- Vacancy, repairs, CapEx and management default to sensible rates and stay yours to change
- NOI computed the way a lender computes it, before debt service
- The monthly total feeds cash flow, cash-on-cash, cap rate and DSCR at once
Multi-Year Projections
Thirty Years of Metrics, Not Just This One
Year-one cash flow is the number everyone quotes and the one that decides least. Rents inflate, loans amortize, taxes recapture — and the deal that looks second best today is often the one that wins by year seven.
- IRR solved for every exit year, so hold-or-sell stops being a hunch
- DSCR, LTV and debt yield projected forward — see when a refinance becomes possible
- Depreciation, tax benefit and after-tax cash flow, year by year
- Capital gains and depreciation recapture priced into every exit
Market Analysis
The Same Math on Every Listing in a Market
Running the numbers on one property is useful. Running them on ninety at once is what changes how you buy — because the deal worth your evening is rarely the one with the best listing photos.
- Cash flow, cap rate, cash-on-cash, ROI and GRM computed for every property returned
- Sort and rank on the metric you care about instead of scrolling photos
- One set of your assumptions applied to all of them, so the comparison is fair
- Export the whole table to CSV when you want it in your own sheet
Maximum Allowable Offer
Run the Metrics Backwards and Get a Price
Every other tool answers “is this price good?” This one answers the question you actually need before you call the agent: what price would make it good. Same formulas, solved for the unknown you care about.
- Name the return you need — cap rate, cash-on-cash, ROI or monthly cash flow
- Get the highest price that still delivers it, not a verdict on someone else's price
- Stack several targets at once and the offer honors the tightest one
- Walk into the negotiation with a number you can defend line by line
AI Insights
The Metrics, Read Back to You as a Verdict
Twenty-five metrics is a lot to hold in your head, and the mistake is rarely one obviously terrible number — it is two mediocre ones pointing the same direction. This reads the whole picture the way an experienced partner would.
- Which numbers carry this deal and which ones are quietly breaking it
- Risks ranked, each with a concrete thing you could do about it
- An honest call when a different strategy suits the property better
- Re-run it after you change the price, the rent or the financing
A Formula Is Only as Honest as What You Feed It
Any spreadsheet can divide NOI by price. The hard part — and the part that decides whether the answer means anything — is where the rent and the value came from.
Value from comparable sales
Estimated by a third-party market analysis model, with a confidence range and every comparable listed. Exclude one that is nothing like your property and the estimate re-solves.
Rent from real rentals
Modeled from actual comparable rental listings nearby, not a percentage rule — with the comps shown so you can see how thin or deep the evidence is.
Facts from the property record
Taxes, HOA, beds, baths, square footage and year built arrive with the property, so you are not typing county data into a sheet by hand.
Assumptions from you
Financing, rehab, vacancy, repairs, CapEx, management, appreciation and tax rates are all yours. The model should reflect your underwriting, not ours.
Rent Estimate
The Input Every Income Metric Rests On
Get the rent wrong by $200 and every return on the page is wrong with it. That is why the rent is modeled from real listings and shown with its evidence rather than assumed from a rule of thumb.
- A rent figure with a confidence range, not a single number pretending to certainty
- Built from comparable rental listings you can inspect and exclude
- Feeds cash flow, cap rate, cash-on-cash, GRM, rent-to-price and DSCR at once
Comparable Rentals
Check the Evidence, Then Correct It
A number you can audit is worth more than a number you have to trust. When you know the block better than any model does, the model should lose the argument — so removing a bad comp is one click, and everything downstream follows.
- Every rental behind the estimate, closest matches first
- Drop a comp that is not really comparable and the whole analysis re-solves
- The same rental data used across the app, so your numbers agree with each other
One Calculation Layer, Twelve Ways In
Every tool below runs on the same shared formulas — which is why a cap rate in Market Analysis means exactly what a cap rate means in your portfolio.
Property Analysis
Cash flow, cap rate, cash-on-cash, ROI, GRM, rent-to-price, 30-year projections with IRR
Market Analysis
The same metrics for every listing in a market, ranked so the best deals surface first
Fix & Flip Calculator
Max offer (70% rule), all-in cost, net profit, ROI and annualized ROI
BRRRR Calculator
All-in vs ARV, refinance waterfall, cash out, cash left in deal, DSCR check
Wholesale Calculator
Est. investor price, assignment fee quality, offer to seller, end-buyer return
Maximum Allowable Offer
The math run backwards — pick your target return, get the price that hits it
Property Value Estimator
Value estimate with a confidence range and the comparable sales behind it
Rent Estimator
Rent modeled from real comparable listings — the input every income metric rests on
Portfolio Tracking
The same metrics on what you already own, refreshed as values and rents move
Amortization Schedule
Payment, interest vs principal, balance and equity for every month of the loan
Equity Calculator
Equity today and projected forward as the balance falls and the value moves
Smart Alerts
Your metric thresholds, run against new listings automatically
Different Exit, Different Numbers
Cash-on-cash means nothing on a flip you own for five months, and cap rate means nothing on a wholesale you never own at all. Each strategy adds the math that actually decides it.
Strategy Math
The Metric That Decides the Deal Changes With the Exit
The same property can be a poor rental and an excellent flip, or the reverse. Since every strategy runs on the same shared formulas and the same underlying data, you can put the answers side by side and let the property tell you what it is.
- Flips: all-in cost, net profit, ROI and the annualized ROI that accounts for the months
- BRRRR: all-in against ARV, the refinance waterfall, and the cash left in the deal
- Wholesale: the investor price back-solved from your buyer's return, minus your fee
- Rentals: cash flow, cap rate, cash-on-cash and thirty years of projections
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Why Investment Metrics Are Worth Getting Right
Real estate is one of the few investments where you can be badly wrong for years before anything tells you. A stock price corrects you daily; a rental with a broken pro forma just quietly costs you $180 a month while the equity line makes you feel fine about it. The metrics on this page exist to compress that feedback loop into the ten minutes before you make an offer — cash flow tells you whether it pays, cap rate tells you what the asset yields regardless of your loan, cash-on-cash tells you what your own money earns, and DSCR tells you whether a lender will agree with any of it.
The formulas themselves are not the hard part. The hard part is applying them consistently, with honest inputs, to every property rather than only the ones you already like. A spreadsheet does this badly: it gets copied, edited, and quietly diverges — vacancy dropped from one tab, a stale interest rate on another, capital expenditures left out of the deal you were excited about. When the same shared calculations run on every property, on data pulled from comparable sales and comparable rentals rather than from optimism, the comparison between two deals finally means something.
Why do we show cap rate and cash-on-cash side by side?
Because they disagree on purpose. Cap rate strips financing out — NOI over price — so two properties can be compared as assets. Cash-on-cash puts your loan back in and measures what your cash earns. A property with a 5% cap rate can return 14% cash-on-cash with the right leverage, or 2% with the wrong loan. Looking at either one alone hides the half of the deal that will actually surprise you.
Why does IRR beat “total ROI” for a long hold?
Total ROI adds up everything you made and divides by what you put in — which treats a dollar in year one and a dollar in year twenty as the same dollar. IRR accounts for when each dollar actually moves, including the sale proceeds, and we solve it for every exit year from one to thirty. That is what turns “should I sell?” from a feeling into a year on a chart.
Why include vacancy and CapEx when they are not monthly bills?
Because they are the most reliable way a pro forma lies. A roof is a $12,000 expense that behaves like $70 a month for fourteen years, and a two-month vacancy every three years is a 5% haircut on rent whether you budgeted it or not. Both are in the model by default. A deal that only works when you delete them was never a deal — it was a spreadsheet you liked.
Why do lender metrics belong in an investor's analysis?
Because a deal that fails underwriting is not a deal at all, and you would rather learn that now than after the inspection. DSCR, loan-to-value and debt yield are how the money on the other side of the table reads your property. We project all three across the hold, so you can see both whether the loan closes today and when a refinance becomes possible later.
Frequently Asked Questions
Go Deeper on Any Metric
Full written guides — worked examples, the edge cases, and what the number does not tell you.
Complete Rental Property Analysis Guide
The whole process end to end, from address to offer, with every metric in context.
Cash Flow vs. Cap Rate
Two metrics that regularly disagree about the same property — and which one to trust when.
How to Analyze a Single-Family Deal
A worked example with real numbers, from the first screen to the go/no-go call.
Want to see the calculations before you sign up?
Run a free deal analysis on any US address and get the estimated rent, monthly cash flow, cash-on-cash return and cap rate — backed by real comparable data.
The difference: the free check gives you the four headline numbers. A full analysis adds the rest of the 25 metrics, 30-year projections with IRR and tax modeling, the comparables behind every estimate, saved analyses, AI deal review, and reports you can print or share.
Stop Rebuilding the Spreadsheet
Every metric on this page, on every property you look at, computed the moment the analysis opens. Start your free trial and run the first one in under a minute.
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