Analyze the deal before you chase it.
Buy and hold, BRRRR, or fix and flip: run the full numbers free, no login. Cash flow, cash-on-cash, cap rate, cash left in, profit, and the rules of thumb, all in one place. Email yourself the report when it's dialed in.
Rent it out and let it compound.
The purchase
The financing
Income & expenses
Growth assumptions
The verdict on this rental
$54/mo
0.6% cash-on-cash· 6.0% cap rate· $109,000 to get in
Where the rent goes
- Cash flow to you
- $54
- Principal & interest
- $1,573
- Taxes & insurance
- $375
- Management
- $208
- Vacancy
- $130
- Maintenance
- $130
- CapEx reserve
- $130
- Net operating income (yearly)
- $19,524
- 1% rule (rent vs all-in price)
- 0.80% · short
If it grows 3%/yr with rents up 2%/yr
Estimates from your inputs. Taxes and insurance grow with the property's value, rent-based costs grow with rents, and only the loan payment stays fixed. Not a quote, an appraisal, or a commitment to lend.
Straight answers
What returns should I be looking for?
It depends on the strategy and the market, but common screens investors use: positive monthly cash flow after every expense including vacancy and reserves, cash-on-cash return that beats what the same cash earns elsewhere, and for flips a margin wide enough to survive a surprise. The calculator shows each metric so you can apply your own bar.
What is the 1% rule and the 70% rule?
Quick screens, not laws. The 1% rule says monthly rent of at least 1% of the all-in price deserves a closer look as a rental. The 70% rule caps a flip offer at 70% of the after-repair value minus rehab costs. The calculator checks both automatically and tells you when you're breaking them, because sometimes breaking them is fine if you know why.
How does the BRRRR math work?
You buy and rehab with short-term money, rent it, then refinance into a long-term loan based on the new value, usually around 75% of ARV. The refinance pays off the purchase loan and hands back cash. The scoreboard is how much of your money is still in the deal afterward and whether the property cash flows on the new payment. Both are front and center in the results.
Where do rents and rehab numbers come from?
You bring them, and the quality of the answer follows the quality of the inputs. For rents, comps on the actual street beat citywide averages; for rehab, a contractor's walk-through beats a guess. Sean can pull rental comps and sale comps for any property you're serious about, which is exactly how you pressure-test a deal before you offer.
Is the report really free?
Yes. Enter your name and email and the full analysis lands in your inbox, formatted so you can forward it to a partner or lender. No login and no paywall.
Calculator results are estimates for illustration only, based on your inputs and national average rates. They are not a quote, an appraisal, a pre-approval, or a commitment to lend. Your actual numbers depend on your credit, your county’s taxes and insurance, and the lender you choose.
Deal looks good? Go see it with Sean.
Comps, condition, rentability, resale: a deal that pencils on paper still needs eyes on the ground. Sean works with investors across the area.