| Category | Amount |
|---|---|
| HVAC | $0 |
| Flooring | $0 |
| Paint | $0 |
| Kitchen | $0 |
| Bathrooms | $0 |
| Exterior | $0 |
| Interior | $0 |
| Roofing | $0 |
| Holding Costs | $0 |
| Lighting & Fixtures | $0 |
| Garage / Shed | $0 |
| Miscellaneous | $0 |
| TOTAL ESTIMATED REPAIR COSTS | $0 |
| Period | Payment | Principal | Interest | Balance |
|---|---|---|---|---|
| Enter loan details above | ||||
Start with Expense Breakdown
Always begin on the Expense Breakdown tab. First, fill in your Property Details at the top — address, property type, size, year built, bedrooms, bathrooms, and renovation level. These carry across every page automatically. Then enter renovation costs line by line — HVAC, flooring, kitchen, bathrooms, and so on. Totals flow into all evaluation pages. Use the Deal Notes field at the bottom to record observations and deal terms.
Choose Your Strategy Tab
Pick the tab that matches your investment plan: Flip Analysis if you plan to buy, renovate, and sell; BRRRR Method if you want to refinance and rent after rehab; or Rental Only if you're buying purely as a long-term rental.
Enter Property & Financial Details Once
On the Flip Analysis tab, fill in the property address, type, specs, and the three key shared financials: Target Purchase Price, ARV (After Repair Value), and Current Market Value. These automatically carry over to the BRRRR and Rental pages — you only enter them once. For Selling / Closing Costs, use the percentage dropdown (1%–10% of ARV) to auto-calculate, or type a dollar amount directly.
For Rentals & BRRRR: Add Income & Mortgage Info
Enter your expected monthly rent, monthly insurance, maintenance reserve (typically 1% of value ÷ 12), and other expenses. Add your loan amount, interest rate, and term to get your mortgage payment calculated automatically.
Read Your Results
All metrics calculate instantly. Green = hits the target. Red = doesn't. Use the progress bars to see how close you are. Want to change the target thresholds? Click the Thresholds button in the header.
Save, Download & Share
Use Save Deal on the Save & Load tab to store deals in your browser. Use Download Deal File to export a .json file — email it, text it, or keep it as a backup. On any device, use Load from File to instantly restore it. Use Print to save a clean PDF of any evaluation for your lender, partner, or team.
| Metric | What It Means | Default Target |
|---|---|---|
| Profit Margin | Your profit as a % of ARV. Ensures you don't over-invest relative to what the market will pay. | 20%+ |
| ROI | Return on Investment — profit divided by total dollars invested. | 25%+ |
| Min. ARV | The minimum after-repair value needed to hit your targets. If your ARV is below this — renegotiate or pass. | Higher than actual ARV |
| Max Purchase Price | The most you should pay and still hit your profit goals. Use as a negotiating ceiling. | Your offer ≤ this |
| Monthly Cash Flow | Rent minus ALL expenses including mortgage — money in your pocket each month. | $200+/mo |
| DSCR | Debt Service Coverage Ratio — net income ÷ mortgage payment. Lenders use this to qualify loans. | 1.2+ (lender standard) |
| Cap Rate | Annual net income ÷ property value. Measures return independent of financing. | 5%+ |
| Gross Rental Yield | Annual rent ÷ purchase price. A quick gauge of income potential before expenses. | 7%+ |
| Tax Benefit | Depreciation + mortgage interest = annual tax write-off. Shown as a "loss" — this legally reduces your taxable income. | Consult your CPA |