Real calculators for real strategies. Plug in your numbers and see whether a deal actually works before you write the offer. Built by someone who invests her own money.
Fix & flip, BRRRR, rental, short-term, house hack, and voucher analyzers. Drop your email or cell and they open right up. I’ll also send the occasional deal breakdown worth stealing.
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Go room by room, account for the boring stuff that kills flips (holding costs, points, contingency), and see your profit and true cash-on-cash return.
Estimates for planning only, not investment advice or a guarantee of results. Cash-on-cash is profit divided by the cash you put in (down payment, closing, points, rehab, holding). Always confirm numbers with your lender and contractor.
Buy, rehab, rent, refinance, repeat. This one runs the deal three ways: as an all-cash buy (cap rate and return on every dollar in), after the refinance pulls your capital back out, and over your full hold once principal paydown and appreciation compound. Expenses are percentage-driven the way lenders and serious investors actually underwrite.
Using hard money or a bridge loan to buy? Enter it here. The interest-only carry and holding costs during the rehab get folded into your real cash invested, then the refinance pays the bridge off. Leave these at 0 and the deal runs exactly as an all-cash purchase.
How this deal compounds if you hold it. Property value, the loan paying down, equity, and your cash flow stacking up year over year, after the refinance.
Assumes your appreciation, rent-growth, and expense-growth inputs hold steady the whole way. Real markets move in cycles, so treat this as a directional model, not a promise.
Estimates only. Cap rate is net operating income over purchase price; all-cash cash-on-cash is NOI over every dollar in (purchase, acquisition, holding, and repairs). "Cash left in deal" is what stays invested after the refinance returns capital, so if it is zero or negative you have pulled all your money back out, which is the BRRRR goal, and the after-refi ROI reads "Infinite." Long-term IRR includes rent growth, appreciation, principal paydown, and your sale at exit. Confirm everything with your lender and CPA.
Year-one cash flow and cash-on-cash, plus the long game: internal rate of return over your full hold including the sale, and the depreciation tax shield most calculators leave out. Doing light rehab before you rent it out? Add the budget and, if you know it, the after-repair value, and the model rolls both into your cash invested and equity.
Year-by-year on a hold: value, loan paydown, equity, and cash flow compounding. The endpoints feed the IRR above; here you can see the whole climb.
Assumes steady appreciation, rent growth, and expense growth. Markets move in cycles, so read this as a model, not a guarantee.
Estimates only, not tax or investment advice. IRR is pre-tax and includes your projected sale. Return on equity is year-one cash flow plus principal paydown plus appreciation, divided by your equity (value minus loan). The four sources of return divide each piece by the cash you put in. Depreciation is building value (purchase price plus renovation) over 27.5 years; tax savings add the year-one mortgage interest deduction. DSCR is annual NOI over annual debt service, the ratio commercial and DSCR lenders underwrite to. Renovation budget is assumed cash-funded and is added to your cash invested; if you enter an after-repair value, appreciation and equity project forward from that value instead of the purchase price, so any forced equity from the rehab shows up immediately. Confirm with your CPA and lender.
Compare three ways to finance the same short-term rental side by side: a BRRRR refinance, a 10% down vacation-home loan, and a 20% down DSCR loan. Fill in the property once and see all three.
Estimates only. Cash-on-cash is annual cash flow divided by cash in the deal. For the BRRRR column, if you pull all your capital out, cash-on-cash shows as Infinite. Revenue and occupancy on short-term rentals vary widely by season and location.
Buy a place, live in part of it, and let the other unit or the spare rooms carry your mortgage. Pick a loan product and drag the sliders to see the number that actually matters: what you pay out of pocket to live there each month once your tenant's rent goes to work against the payment. The rent does not lower your debt-to-income, it lowers your cost of living.
Estimates only, not a loan approval or commitment to lend. Owner-occupant programs (FHA, VA, conventional) let you buy up to a 4-unit and count a portion of the rent toward qualifying, typically around 75%. FHA charges MIP that often lasts the life of the loan, conventional PMI falls off near 20% equity, and VA has no monthly PMI but charges a funding fee. Guidelines change and vary by lender and credit profile. Your lender number is the one that counts.
Most agents will not touch the Housing Choice Voucher program. I lean into it. On the right size home, a voucher tenant means rent that shows up on the first like clockwork and a return that beats the open market. This tool does three things at once: checks whether your rent will clear rent reasonableness, shows how it sits against the payment standard, and runs the actual return on the property. Pull live comparable rents straight from affordablehousing.com and drop them in.
Educational estimates only, not legal, tax, or housing-authority guidance. Rent reasonableness is set by the local public housing authority using comparable unassisted units, and the payment standard, utility allowances, and inspection rules vary by jurisdiction and change over time. Comparable rents shown on affordablehousing.com are a starting point, not the authority's official determination. Always confirm figures with the administering PHA before you write an offer or sign a HAP contract.
Think of this as a spring-cleaning check-up for a property you already own. Maybe you bought in 2020 and you're sitting on a pile of equity that isn't earning its keep. Maybe the rent hasn't kept pace with the market. This tool tells you whether that equity is working as hard as it could — and compares holding as-is against a cash-out refinance or a HELOC, so you can redeploy the capital instead of leaving it parked.
Unlike a lot of agents, I'm not going to push you to sell a property you already own just to generate a transaction. Sometimes the right move is optimizing what you have — a refinance, a HELOC, or simply resetting the rent to market — not buying something new. I just want your equity working as hard as you did to build it.
Estimates only, not tax, legal, or lending advice. Return on equity compares annual cash flow plus appreciation plus, where applicable, the target return on any capital redeployed elsewhere, divided by today's equity — so all three scenarios are measured against the same starting point. HELOC cost assumes interest-only payments on the full amount drawn. Redeployment return is an assumption you control, not a guarantee; a lower or negative redeployment return can make holding as-is the better call. Confirm actual refinance and HELOC terms with your lender before acting.