INVESTMENT PROPERTY, CALCULATED

Know what you're buying.
Know how it makes money.

Analyze cash flow, debt, appreciation and value-add potential. Then find deals, create property documents, manage your portfolio, optimize taxes and evaluate when to hold, sell or redeploy equity—all in one place.

Analyze a property →When should I sell?Tax strategies & 1031

✓ Transparent math✓ Free core calculators✓ No account required

1FINDInvestor-focused listings

2CALCULATEUnderwrite the deal

3BUYUnderstand the return thesis

4DOCUMENTJurisdiction-aware document tools

5MANAGETrack portfolio performance

6SELLOptimize timing, taxes & equity

FLAGSHIP TOOL

Rental Property Deal Analyzer

Single-family or multifamily: enter the deal once and see the metrics that matter.

Purchase price $Number of units unitsAverage monthly rent / unit $/unitOther monthly income $/propertyDown payment 20%

0%100%

Loan type financingStarting interest rate 6.5%

0%10%

Amortization term yearsProperty taxes $/yrInsurance $/yrVacancy 5%

0%100%

Maintenance & repairs reserve % rentCapital expenditures reserve % rentProperty management % rentHOA / other recurring $/moClosing costs 2.0%

0%6%

Up-front repairs / renovation $

Detailed landlord-paid operating expenses Utilities, grounds, services & more

Electric / gas $/unit/moWater / sewer $/unit/moTrash $/unit/moLawn / landscaping $/property/yrSnow removal $/property/yrPest control $/property/yrCommon-area cleaning $/property/moOther operating expenses $/property/yr

ESTIMATED MONTHLY CASH FLOW — YEAR 1—— annually

GROSS SCHEDULED RENT——

PRICE / UNIT—

RENT / UNIT—

GROSS RENT—

EFFECTIVE GROSS INCOME—

OPERATING EXPENSES—

EXPENSE RATIO—

OPEX / UNIT—

OPEX / MONTH—

NOI—

NOI / UNIT—

CAP RATE—

YEAR-1 DSCR—

INITIAL MORTGAGE P&I—

YEAR-1 DEBT SERVICE—

CASH FLOW / UNIT—

CASH-ON-CASH—

CASH REQUIRED—

CLOSING COST EST.—

Pre-tax estimates. NOI here includes maintenance and capital reserves. Verify rents, financing and expenses; lender definitions may differ.

LONG-TERM VIEW

Investment Projection

See how income growth, expenses, financing and appreciation assumptions affect the investment over time.

Hold period yearsAnnual income growth %/yrAnnual expense growth %/yrProperty appreciation %/yrMarket / exit cap rate %Selling costs % of sale

RENT-TO-PRICE—Monthly base rent ÷ purchase price

GROSS RENT MULTIPLIER—Price ÷ annual base rent

BREAK-EVEN OCCUPANCY—Approx. Year-1 occupancy needed

EST. EQUITY—Projected value less remaining loan balance

LEVERED IRR—Includes operating cash flow and net sale proceeds

NET SALE PROCEEDS—Value less selling costs and remaining debt

Annual Cash FlowProjected pre-tax cash flow by year

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Property Valuation vs. DebtAppreciation, income approach and remaining loan

—

Principal vs. InterestAnnual mortgage payment split

—

Cumulative Cash Flow / PaybackInitial cash invested versus projected operating cash flow

—

Hold-period snapshotsSnapshots adapt to the selected amortization term.

Year	Rate	Debt Service	Cash Flow	NOI	Appreciation Value	Income Approach Value	Loan Balance	Equity	Cumulative Cash Flow

ONE PROPERTY PLATFORM

From first calculation to final sale.

The calculators bring investors in. The platform helps them through the rest of the property lifecycle.

Investment Marketplace

Browse properties by cash-flow, balanced, appreciation and value-add strategy.

Find deals →Property Documents

Build toward address- and jurisdiction-aware lease, purchase, sale and management documents.

Document center →Portfolio

Save properties and understand equity, debt and monthly cash flow across the portfolio.

My portfolio →Reverse Calculators

Start with the return you want and calculate the price, rent or terms required to get there.

Optimize a deal →Buy / Hold / Sell & Equity Efficiency

Compare current return on equity with the modeled value of holding or selling and redeploying capital.

Analyze timing →Tax Strategies & 1031

Explore depreciation, basis, cost segregation, deductible expenses, installment sales and 1031 exchange concepts.

Explore tax strategies →

FREE TOOLS

Landlord calculators

Choose a tool and get the answer without creating an account. Explore all investment strategies →

TRANSPARENT MATH

Know what the numbers mean.

NOI

Effective rental income minus operating expenses, before mortgage principal and interest.

NOI = Effective Gross Income − Operating Expenses

Cap Rate

Annual net operating income divided by property purchase price.

Cap Rate = NOI ÷ Property Value × 100

Cash-on-Cash

Annual pre-tax cash flow divided by the initial cash invested in the deal.

Cash-on-Cash Return = Annual Pre-Tax Cash Flow ÷ Total Cash Invested × 100

DSCR

Net operating income divided by annual principal-and-interest debt service.