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.
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.
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 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. 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.