Free real estate investing calculators

ARV (after repair value) is what the house should sell for once the rehab is done. Base it on recent sales of similar renovated homes nearby. Purchase price is what you pay the seller at closing.

For a quick pass, use your own past jobs or a walkthrough estimate. Before you make a firm offer, get a bid from the contractor who would do the work. The calculator adds the contingency from the assumptions panel on top of your number.

Everything you pay each month while you own the house: loan interest, property taxes, insurance, utilities and any HOA dues.

Agent commissions, your closing costs, transfer taxes and title charges when you sell. The calculator starts at 8% of the sale price. Change it to match what you expect to pay.

Projected profit turns green above $0 and red at or below it. ROI on cash turns green above 20% and red below 0%. Those are display thresholds, not a rule, so set your own target.

MAO = ARV × 0.70 − (rehab × (1 + contingency)). It's a quick offer ceiling that leaves 30% of ARV for holding, financing and selling costs and your profit.

Net operating income divided by the purchase price. It shows the property's return before any loan, so you can compare rentals at different prices. What counts as good depends on the market and the property.

Your yearly cash flow after the mortgage, divided by the cash you put in (down payment plus closing costs). It shows what your own money earns each year.

From the assumptions panel: vacancy, management, maintenance and capex as a percent of rent, plus yearly property tax and insurance. Change any of them to match the property.

Run it with the loan you'd use to refinance later. DSCR shows if the rent would cover that payment, which is what a lender checks.

Gross rent multiplier = price ÷ yearly gross rent. It's a fast way to sort a long list of rentals, and lower is better. Use cap rate and cash-on-cash for the actual decision.

Not in cap rate or cash-on-cash. Both measure income only. FoundREI's Deal Analysis adds appreciation and the loan principal paid down over your hold.

Buyer MAO is the most an end buyer, such as a flipper, should pay: ARV × multiplier − rehab. Your seller-side MAO is buyer MAO minus your assignment fee and your own transaction costs. Offer the seller no more than that.

70% is a common starting point, because it leaves room for the end buyer's costs and profit. Use a lower multiplier when the rehab is heavy or houses sell slowly where you buy, and ask your buyers what they pay.

Every dollar of fee comes straight off the price you can offer the seller. Buyer MAO stays the same, so a bigger fee means a lower offer to the seller, not a higher price for your buyer.

ARV × multiplier − rehab − fee − costs came out below zero. The ARV may be too low, the rehab too high or the fee too big for this deal. Recheck the numbers or pass on it.

Costs you pay yourself: a double close if you can't assign the contract, title and escrow, and marketing to your buyers list. They come out of your assignment fee, not the buyer's price.

No. BRRRR is a way to finance a rental: you buy and rehab with short-term money, then refinance into a long-term loan. The exit is still holding the rental. A flip exits by selling.

ARV × refinance LTV. The lender's appraisal, not your ARV estimate, sets the final loan amount, and each lender sets its own maximum LTV.

Your total cash in (purchase, rehab and closing) minus the refinance loan. The lower it is, the more of your money comes back for the next deal.

When the refinance pays back all the cash you put in, there's nothing left to divide by. You own a rental with none of your money left in it. It's not a math error.

DSCR = NOI ÷ yearly debt service. Below 1.0, the rent left after operating costs doesn't cover the mortgage. Each lender sets its own minimum, so ask yours before you count on a refinance.

From the assumptions panel: vacancy, management, maintenance and capex as a percent of rent, plus yearly property tax and insurance. Every field updates DSCR and cash-on-cash as you type.

The rate your lender quotes for the refinance. If you don't have a quote yet, try a higher rate too and see if the deal still works.

The lot price plus closing, due diligence, survey and any rezoning or entitlement costs. If you've held the lot a while, add what it cost to carry.

Hard costs are the physical build: foundation, framing, mechanical, electrical and plumbing, and finishes. Soft costs are design, engineering, permits, impact and tap fees, and insurance during construction.

Average loan balance × yearly rate × (months of construction ÷ 12). A rough shortcut: (hard + soft costs) ÷ 2 × rate × (months ÷ 12), because a construction loan is drawn over time.

Developer profit ÷ exit value. It shows how much of the sale price you keep. The box turns green at 15% and red below 5%. Those are display thresholds, so set your own target.

Developer profit ÷ total cost. It shows what each dollar you spend earns. The box turns green at 20%.

Costs that are easy to leave out of a first pass: hard-cost contingency, permit, impact and tap fees, and builder's-risk insurance. All three add to total cost.