Underwrite a rental or a flip with every assumption in view
Start from the official record and sourced benchmarks, change any assumption, and see conservative, base and optimistic cases side by side — with stress tests before you see a return.
Buy-to-rent — “Will the rent carry the property?”
Status: Available
| Metric | Formula |
|---|---|
| Net operating income | Rent collected after vacancy, minus taxes, insurance, maintenance and capital reserve, management and HOA dues |
| Cap rate | NOI ÷ purchase price (also shown on all-in cost) |
| Cash flow | NOI − annual mortgage payments; shown per year and per month; negative stays negative |
| Cash-on-cash return | Annual cash flow ÷ total cash invested |
| DSCR | NOI ÷ annual mortgage payments |
| Break-even occupancy | (Operating expenses + mortgage payments) ÷ gross rent |
Fix-and-flip — “Is there room for the renovation and a margin?”
Status: Available
| Metric | Formula |
|---|---|
| All-in cost | Purchase, closing, renovation, holding and selling costs together |
| After-repair value | Your estimate of the renovated sale price, with a range |
| Projected profit and ROI | ARV minus all-in cost; profit over cash invested |
| Break-even sale price | The sale price at which profit is zero |
| Maximum allowable offer | The highest price that still leaves your target margin (see Maximum Allowable Offer) |
How inputs start
- Sourced figures seed the model where they exist (record facts, HUD Fair Market Rent benchmark, tax derived from price and local millage) — each labeled.
- An off-market record has no asking price, so the purchase price starts empty. You enter the price you expect to pay. The county just value is shown beside it for reference and is never copied in unless you choose it, and then it is labeled as your assumption.
- When an authorized provider reports an active listing matched with high confidence, its asking price or rent seeds the calculator, labeled “Listing (asking)” with provider and date.
Scenarios and stress tests
Status: Available Conservative, base and optimistic cases side by side. Stress tests for rent, vacancy, interest rate, insurance, tax reassessment after sale and renovation overruns, each against a pass/fail threshold you can read.
Compare
Status: Available Two to four properties side by side, with public-record facts and model outputs.
What you see
Buy-to-rent, base case
Illustrative Assumptions$300,000 price, $3,000/mo rent, 5% vacancy, property tax $6,000/yr, insurance $4,200/yr, maintenance 5% of rent, management 8%, 25% down at 6.75% for 30 years, closing costs 2.5%. Illustrative example — not a real property.
- Net operating income
- $19,464
- Estimate
- Cap rate
- 6.49%
- Estimate
- Cash flow
- $1,952/yr
- Estimate
- DSCR
- 1.11
- Estimate
| Stress test | Cash flow | Cash flow ≥ $0 |
|---|---|---|
| Rent −10% | −$1,015/yr | Fail |
| Insurance +50% | −$148/yr | Fail |
| Interest rate +1 point | $121/yr | Pass |
What it is not
Not an appraisal, not a loan quote, not advice. Interest rates, loan-to-value and DSCR inputs are your assumptions, not loan offers. Rent benchmarks, screening scores, after-repair values and every calculator output are estimates. They depend on incomplete data and on assumptions you control, and they can be wrong.
Run your first analysis after you sign up.
Please note
Rent benchmarks, screening scores, after-repair values and every calculator output are estimates. They depend on incomplete data and on assumptions you control, and they can be wrong.
Illustrative example — not a real property. Every input is an assumption; outputs come from the same calculators members use.
Important
Open Property Deals is an information and analysis tool. It is not a broker, lender, investment adviser or listing service, and nothing on this site is an offer to buy or sell real estate or securities, or investment, legal or tax advice. Property records come from public sources and may be incomplete or out of date. Estimates and projections depend on assumptions that may prove wrong; real estate investing involves risk, including loss of capital. Verify every figure independently and consult licensed professionals before making a decision.
Know your numbers before you make an offer.
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