Property Analysis
Describe the property once. See what it does as a rental, as a flip, as a BRRRR and as a wholesale — with the whole hold projected and the sale at the end of it.
Optional. Start typing a street address — beginning with the house number — and pick from the suggestions. The lookup prefills purchase price, rent, taxes and size from public records and an automated valuation. It is a starting point, not an appraisal, and you can type every number yourself instead.
The deal
Buying, closing and rehabbing costs $281,000 against an after-repair value of $330,000, so the work is meant to create $49,000 of equity, with the rehab at 10.6% of the finished value.
Financing the purchase
Income
Operating expenses
CapEx is separate from maintenance on purpose. Roofs and furnaces are not repairs, and folding them together is the most common reason a projection beats reality.
The future
All three rates start at zero, which is what the property does on its own. Everything above zero is a forecast you are adding.
Total profit over the hold
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Choose a payment structure for the purchase loan.
The same property, four ways
These are not equivalent, which is why there is no winner marked. A fee at closing and a ten-year hold differ in capital, in risk and in how long your money is unavailable — the columns are there so you can weigh that yourself.
| Strategy | Cash needed | Profit | Over | Annualised |
|---|---|---|---|---|
| Choose a payment structure for the purchase loan. | Not yet computable | |||
| Sale proceeds less every cost of buying, fixing, holding, financing and selling. | $89,100 | $2,800 | 6 months | 6.3% |
| Choose a payment structure for the refinance. | Not yet computable | |||
| The assignment fee, realised at closing without ever taking title. | Not modelled | $12,000 | At closing | — |
Coming back to this one? Save the deal and reopen it later from any device.
Add the property address first — it is what gets re-priced.
Estimates only, based on the assumptions shown. Actual results depend on real vacancy, real repair costs, the rate and terms available at close, what the property actually sells or rents for, and taxes — none of which this tool can know. Not a loan commitment, an offer of credit, an appraisal, or investment advice.
The strategy is a decision, not a property of the building
Most analysis tools make you pick a strategy before you have any numbers, which is backwards. You rarely know whether a house is a flip or a rental until you have run it as both — and the answer moves with the rate you are quoted, the rent the market will actually pay, and how long you can stand to have the money tied up.
So this page inverts it. The purchase price, the rehab, the after-repair value, the rent, the operating expenses and the cost of selling are entered once and shared by all four strategies. Only the genuinely strategy-specific inputs appear and disappear: the bridge financing cost for a flip, the refinance terms for a BRRRR, the assignment fee for a wholesale. Change the rehab budget and every one of the four answers moves at once, which is the comparison you actually want.
The comparison table shows no winner, on purpose. It reports each strategy’s profit next to the capital it needs and the time it takes, because those three numbers together are the comparison and any one of them alone is a sales pitch. A wholesale that clears $12,000 on no money in six weeks and a hold that clears two hundred thousand over ten years on six figures of equity are both defensible; which is better depends entirely on how much capital you have and what else you would do with it.
Two of the four then get a full year-by-year projection, because holds are where small assumptions compound into large errors. Rent growth and expense growth are separate rates, both starting at zero. The percentage-driven costs — vacancy, maintenance, CapEx, management — are recomputed against each year’s income rather than inflated on top of it, since they are proportions rather than bills. And the sale is modelled properly: the projected value, less real selling costs, less the actual remaining loan balance, with the return stated as an IRR so that money arriving in year one is not treated as identical to money arriving in year ten.
Methodology
- Each strategy is computed by the same module that powers its standalone calculator, so the analyzer and the individual tools cannot disagree.
- Net operating income = effective gross income less taxes, insurance, HOA, utilities, other, maintenance, CapEx and management. Debt service excluded by definition.
- Projection — year one is the deal as underwritten; growth compounds from year two. Fixed-dollar expenses inflate at the expense growth rate; rate-driven expenses are recomputed against each year’s income. Debt service is constant, so an adjustable-rate loan is not modelled as one.
- Loan balance is the closed form
B = L(1+i)^m − P((1+i)^m − 1)/i, exact rather than accumulated month by month. Interest-only retires no principal, so the payoff is the original balance. - Exit = projected value, less selling costs as a percent of it, less the remaining balance. Total profit = cumulative cash flow + net proceeds − cash invested.
- IRR is solved over the actual annual cash flows with the net proceeds landing in the final year. It is the only return figure here that accounts for when the money arrived.
- BRRRR projects the hold on the refinance loan and the capital the cash-out left in the deal. Where the refinance returns more than went in, the return is left blank rather than reported as infinite.
Currency is computed in exact integer cents throughout, including the amortization exponential and the compounding growth factors. Nothing is rounded until it is displayed.
Excluded: income tax, depreciation and depreciation recapture, 1031 treatment, rate resets, refinancing during a hold, and any transaction cost not named above. The first two are handled honestly by the depreciation calculator and the 1031 exchange calculator, because both depend entirely on your own tax position and a number invented for them here would be worse than their absence.
Frequently asked questions
- Why does the same property show four different answers?
- Because they are four different questions. A flip asks what you clear when you sell in six months. A hold asks what the property pays you for ten years and what is left after the sale. A BRRRR asks how much of your capital comes back out. A wholesale asks what you can pay and still leave your end buyer a deal. The same building can be a good flip and a poor rental, or the reverse — that is a real result, not a contradiction, and it is the main reason to run all four before committing to one.
- Why is there no 'best strategy' marked?
- Because the four are not comparable on a single axis and pretending otherwise would be the most misleading thing this tool could do. A wholesale fee needs almost no capital and arrives in weeks; a ten-year hold ties up six figures and pays most of its return on a sale that has to actually happen. The comparison table shows the capital and the horizon in the same row as the profit so you can weigh those against your own position, which is the part no calculator can do for you.
- Where do the looked-up numbers come from, and can I trust them?
- Public records for the property facts and last sale, county assessments for taxes, and an automated valuation model for the value and rent estimates. The facts are usually reliable; the estimates routinely miss by more than the entire margin on a deal, which is why the comps behind them are shown and every field stays editable. Treat a lookup as a fast way to fill the form, never as diligence. The tool works completely without it.
- Why do appreciation and rent growth start at zero?
- Because they are forecasts, not returns, and they are where projections are usually made to lie. Set appreciation to a plausible-sounding 3 percent and almost any property shows a respectable ten-year outcome — not because the building improved, but because you made a prediction about a market. Starting at zero shows what the property does on its own. Add a view deliberately if you want one, and notice the tool tells you when more than half the profit is coming from the sale rather than the operations.
- Why are rent growth and expense growth separate rates?
- Because tying them together quietly assumes taxes and insurance track rents, and across much of the country they have not for several years. Insurance in particular has repriced hard in coastal and wildfire markets. Modelling one inflation rate for both is the single easiest way to turn a break-even hold into a compelling one on paper, so the two rates are separate and the tool says so when you set rent to outgrow expenses.
- Why must I choose amortizing or interest-only before seeing numbers?
- Because an interest-only payment is lower, so it raises cash flow and every return computed beneath it while retiring no principal. Defaulting that choice would flatter every deal you run. Nothing that depends on the loan payment appears until you say which one your loan actually is — the same rule every calculator on this site follows.
- Is my data stored anywhere?
- Not unless you ask for it. The analysis runs entirely in your browser and the shareable link encodes your numbers into the URL itself rather than sending them to us. If you use the address lookup, that address goes to the property data provider to answer the query and nothing else about your scenario leaves the page. Owner names are dropped at the boundary and never enter this site. The one exception is saving a deal: that deliberately stores your scenario, the address and your email so the property can be re-priced and you can be told what moved. It is an explicit choice, it is never bundled into anything else, and the link you get back deletes it outright — the scenario, the address and every snapshot taken of it.
- Do I have to give you an email address?
- No. It is free and ungated, with no account, no trial and no export paywall. Print the report from your browser if you want a PDF. An email is only ever asked for by something that has to send you one later — saving a deal so you can be told when its numbers move — and the tool works identically whether or not you do that.