RentalStrong
$280K purchase · $2,800 rent
25% down6.50% rateLow HOA
Know if a deal is worth it — before you make an offer.
Compare deals, test financing structures, and see the assumptions behind every number — free, no signup required.
Built for rental-property investors — from your first deal to your fiftieth.
Educational analysis tool. Verify financing, taxes, insurance, and property-specific assumptions before making an investment decision.
See It in Action
Start with a realistic deal — then change the numbers.
Load an example into the live calculator to see how price, rent, financing, and expenses change the verdict. Every example is illustrative and fully editable.
RentalMarginal
$290K purchase · $3,000 rent
20% down6.75% rate$100 HOA
RentalWeak
$425K purchase · $2,500 rent
20% down7.00% rate$250 HOA
More examples:
New here? Start in three steps.1. Enter the purchase price. 2. Add rent and real expenses. 3. Read the verdict and change assumptions.
Deal Seeker Memberships
Save. Compare. Project.
Save your deals, compare properties side by side, and project long-term returns with advanced analysis when you need it.
Saved DealsCompare PropertiesFuture Returns / IRR
7 days freePlans from $5.99/month or $59/yearCancel anytime.View Plans & Smart Reports
Cap Rate
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Cash-on-Cash
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Cash Flow
—
Verdict
—
Cap Rate
0.0%
NOI ÷ purchase price
Cash-on-Cash
0.0%
annual cashflow ÷ cash in
Monthly Cashflow
$0
after all expenses + P&I
Screening Rules
1% —DSCR —
Your Deal Verdict
Deal Verdict
—
Enter the deal details to evaluate the investment.
Smart Property Search
Start with an address. One Deal Seeker search pulls the property record plus RentCast rent/value estimates and their comparable properties, while reusing cached results whenever possible.
Sign in to use Smart Property Search. Manual analysis remains available to everyone.
Property Facts
Public record dataRent Estimate
RentCast AVM—
Current Value Estimate
RentCast AVM—
Rental Comps
| Property | Rent | Beds/Baths | Sq Ft | Distance | DOM | Match |
|---|
Sale Comps
| Property | Price | Beds/Baths | Sq Ft | $/Sq Ft | Distance | DOM | Match |
|---|
Deal Seeker AnalysisTaxes and HOA are filled automatically when available. Rent stays under your control unless you press “Use Estimate as Unit 1 Rent.” Purchase price remains your actual deal price, not the AVM value.
Smart Report usage: one new live property pull counts as one Smart Property Report and includes property facts, rent/value estimates, rental comps, and sale comps when available. Cached properties and saved RentCast snapshots can be reopened without using another report. Estimates are not appraisals and should be independently verified.
Property Purchase
Price, financing terms, and capital required to close.
Enter as % of purchase price.
Enter the actual rate you are quoted or want to model. No market rate is inserted automatically.
Separate from P&I — reduces cash flow but isn't part of standard debt service for DSCR.Required below 20% down. Enter the quoted monthly PMI/MIP, or 0 only if your loan has no mortgage insurance.
Income
Rent from every unit, plus any laundry or other revenue.
Unit 1
Monthly Expenses
Taxes and insurance are entered yearly; other fixed costs are monthly. Maintenance, vacancy, and management are a % of rent.
Taxes and insurance start blank intentionally. Enter the property-specific annual amounts. Deal Seeker Tools divides each by 12 for monthly calculations; typing 0 is treated as an intentional value.
Percentage-based (of gross rent)
Applied to scheduled unit rent only, not laundry or other ancillary income.
This is what standard NOI, Cap Rate, and DSCR are built on.
50% Rule Estimate
$0
Your Entered Expenses
$0
Difference
$0
The 50% rule is a rough screening shortcut, not a pass/fail test — it estimates that operating expenses (excl. debt service, excl. CapEx) run near half of gross income. A big gap in either direction is worth a second look: far below often means an expense line is missing; far above may signal a genuinely expensive property to operate.
Capital Expenditure Reserve — kept separate from NOI
CapEx reserve funds big-ticket items (roof, HVAC, water heater) — separate from routine maintenance. Standard Cap Rate and DSCR exclude it (matching conventional definitions); it still reduces your actual investor cash flow and cash-on-cash return below, because it's real money you should be setting aside. Set to 0 if you'd rather budget for these separately.
Investor Targets
Set the minimum performance you personally require. Deal Seeker Tools uses these targets for the Deal Verdict instead of treating one return threshold as right for every investor.
Used when the active financing path has debt. A debt-free deal is not penalized.
These are your screening targets, not universal market rules. Change them to match your strategy, risk tolerance, and financing.
Summary
Net operating income, returns, and cashflow.
NOI ÷ (price + repairs + closing costs)
NOI ÷ annual debt service — investor estimate; lender underwriting may calculate qualifying NOI/expenses differently
Annual NOI ÷ active loan balance. Independent of interest rate and amortization.
Stress Test
See how the active deal performs if rent weakens and operating pressure rises. Adjust the conservative and stress assumptions below.
Conservative
Stress
Rent change
%
%
Vacancy increase
pts
pts
Maintenance increase
pts
pts
| Metric | Base | Conservative | Stress |
|---|---|---|---|
| Monthly Cash Flow | — | — | — |
| Cash-on-Cash | — | — | — |
| DSCR | — | — | — |
| Targets Met | — | — | — |
Enter a valid deal to run the stress test.
Assumable Loan Analysis
Model taking over the seller's FHA or VA loan instead of financing conventionally.
Is this loan assumable?
Flip on to route the deal's cashflow through the assumed + gap financing numbers below
VA loans are assumable by non-veterans too; ask the servicer whether a funding fee applies unless the assuming buyer is exempt.
Servicer fee for processing the assumption — varies by lender and loan type, confirm the actual number.
FHA-assumed loans often still carry monthly mortgage insurance even at a great rate — don't let a low rate hide this cost.
Covering the seller's equity gap
Total Assumable P&I
$0
Weighted Average Note Rate
0.0%
Total Cash Needed (assumable path)
$0
Monthly Payment Savings vs. Conventional (at Interest Rate % above)
$0
This is a simple weighted average of the two note rates, not a true blended cost of financing — the assumed and gap loans can have different remaining amortization schedules. Use the payment and cash-on-cash comparison below as the real decision point, not this rate alone.
Conventional vs. Assumable — side by side
| Metric | Conventional | Assumable |
|---|---|---|
| Cash Required | ||
| Debt (Primary + Gap) | ||
| Monthly P&I | ||
| Monthly Cashflow | ||
| Cash-on-Cash Return | ||
| DSCR |
The highlighted column is whichever path the toggle above is set to. Payment savings alone doesn't tell you which deal is better — these two structures use very different amounts of cash, so compare cash-on-cash and DSCR, not just the payment.
Disclaimer: Deal Seeker Tools is a screening and educational tool designed to help you estimate where a potential investment may stand based on the information you enter. It is not financial, legal, tax, lending, or investment advice. You are solely responsible for independently verifying all property, financing, income, expense, tax, insurance, loan, and market information; performing your own research and calculations; and reaching your own investment conclusions and decisions.
Net Profit
—
after all modeled costs
ROI — Total Cost
—
net profit ÷ project cost
Cash Required
—
modeled investor cash deployed
Quick Screens
70% Rule —Targets —
Flip Verdict
Not Enough Data
Enter the required project assumptions to evaluate the flip.
Property / Acquisition
Start with what you pay, what the renovated property should be worth, and what you realistically expect to sell it for.
Starts with ARV but can be overridden independently.
Risk context only; it does not silently change the math.
Bundled estimate. Advanced mode replaces this with itemized acquisition costs.
Itemized Acquisition Costs
Rehab
Estimate the renovation scope and keep a separate contingency for surprises.
Editable assumption; applied once to the active rehab budget.
Detailed Rehab Budget
Financing
Model cash, hard money, private, conventional, or seller financing. Loan interest stays separate from property holding costs.
Choose the structure from the actual lender term sheet.
Simple-mode approximation for progressively drawn rehab funds.
Lender Constraints & Fees
Off by default. Turn on only when your lender has these constraints.
Monthly Rehab Draw Schedule
Used only in Advanced mode with As-Disbursed interest. Percentages must total 100% across rehab months.
Draw total: 100%
Hold period exceeds the entered loan term. Verify extension availability and include any extension fee.
Holding Costs
Taxes and insurance are entered annually for easier quoting; Deal Seeker Tools converts them to monthly carrying costs internally.
Selling Costs
Percentage costs use the Projected Sale Price, not ARV when you override the sale assumption.
Investor Targets
Define what a good flip means to you. These are editable goals, not universal industry rules.
Solved using the same full flip engine, not a shortcut formula.
Strong Deal requires all targets plus a 25% cushion on your minimum Profit, ROI, and Margin targets. Duration and Loan-to-ARV must remain within your stated limits.
Results & Cost Breakdown
Primary return metrics first; supporting costs and lender ratios below.
Net Profit
—
Net sale proceeds − total project cost
ROI — Total Cost
—
Net profit ÷ total project cost
Return on Cash Invested
—
Net profit ÷ modeled investor cash deployed
Profit Margin
—
Net profit ÷ projected sale price
Break-Even Sale Price
—
Sale price that produces $0 modeled profit
Cash Required
—
Investor-funded project cash
Simple Annualized ROI
—
Simple annualization, not compounded IRR
Profit per Month
—
Net profit ÷ hold months
Screening heuristic only.
Break-even sale price is above the entered ARV.
Flip Stress Test
The same calculation engine is rerun under fixed downside scenarios so you can see whether the deal survives common misses.
Base
As entered
Net Profit—
ROI—
Profit Margin—
Cash Required—
Break-Even—
Targets —
Conservative
Rehab +10% · Sale −5% · Hold +2 mo
Net Profit—
ROI—
Profit Margin—
Cash Required—
Break-Even—
Targets —
Stress
Rehab +20% · Sale −10% · Hold +4 mo · Rate +2 pts
Net Profit—
ROI—
Profit Margin—
Cash Required—
Break-Even—
Targets —
Disclaimer: Fix & Flip results are screening estimates based entirely on the assumptions entered. Verify ARV with appropriate comparable sales, rehab with qualified bids, lender terms with the actual lender, and all taxes, insurance, holding, closing, and selling costs before making an offer or investment decision.
MORTGAGE
Mortgage Calculator
Estimate principal and interest plus taxes, insurance, PMI/MIP, and HOA using the assumptions you enter.
Monthly Payment
—
P&I
—
Loan Amount
—
Loan Details
Enter the actual loan assumptions you want to model. Deal Seeker Tools does not insert a market rate automatically.
Enter as % of home price.
Used only when Loan Program is set to Custom term.
Use the rate you were quoted or want to model.That rate is unusually high for a home mortgage. Confirm that you entered the percentage correctly before relying on the estimate.
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Required below 20% down. Enter the quoted amount, or 0 only if intentionally modeling none.
Used for payoff and interest-savings estimates. It is not included in the required monthly-payment wheel.
Estimated payment—/ month
Principal & Interest$0.00
Property Taxes$0.00
Home Insurance$0.00
PMI / MIP$0.00
HOA$0.00
Total Monthly Payment—
P&I Payment—
Total Interest—
Total Loan Cost—
Estimated Payoff—
Enter loan assumptions to calculate the payment.
Annual summary of the amortization schedule. Extra principal, if entered, is included.
| Year | Payments | Principal | Interest | Ending Balance |
|---|---|---|---|---|
| Enter a valid loan to see the amortization schedule. | ||||
Disclaimer: Mortgage Calculator results are estimates based only on the assumptions you enter. They are not a loan quote or approval. Verify lender rate, APR, taxes, insurance, PMI/MIP, HOA, escrow requirements, fees, and actual payment terms before making a financing or purchase decision.
DSCR LOAN
DSCR Loan Calculator
Estimate lender-style rental-property DSCR using qualifying monthly rent divided by the modeled monthly housing obligation. This standalone tool is separate from the NOI-based DSCR used in Deal Analysis.
Standalone convention: Qualifying Monthly Rent ÷ (P&I + Property Taxes + Insurance + HOA + any optional lender-included monthly expense). Lender methods vary, so verify the exact rent and expense convention used for your loan.
Property & Loan Assumptions
Use the rent and loan terms your lender is likely to recognize. Deal Seeker Tools does not insert a market rate or lender-specific underwriting rule automatically.
Use the rent your lender is likely to recognize, such as documented lease rent or appraised market rent.
Enter as % of purchase price.
—
—
Used only when Loan Program is set to Custom term.
Enter the actual note rate you were quoted or want to model.
Optional. Use only for a recurring monthly item your lender includes in the DSCR denominator.
1.25x is a common screening target, not a universal lender requirement.
Debt Service Coverage Ratio—Qualifying Rent ÷ Modeled Monthly Obligation
Enter assumptionsComplete the required fields to calculate DSCR.
Principal & Interest—
Property Taxes / Month—
Insurance / Month—
HOA / Month—
Other Included Expense—
Modeled Monthly Obligation—
Required Rent for Target—
Maximum Monthly Obligation—
Maximum Loan for Target—
Required Down Payment for Target—
Monthly room vs. target—
Disclaimer: This DSCR Loan Calculator is an educational screening estimate. DSCR lenders can use different rent sources, expense definitions, minimum ratios, LTV limits, reserve requirements, appraisal rules, and program overlays. Confirm the exact underwriting method and qualifying rent with the lender before relying on this result.
AFFORDABILITY
Home Affordability Calculator
Uses the traditional 28% housing / 36% total-debt guideline as a conservative affordability screen. Actual lender qualification can differ by loan program, credit profile, reserves, and automated underwriting.
Max Home Price
$0
—
Max Monthly Housing
$0
P&I + tax + insurance + HOA + PMI
Max Loan Amount
$0
Front — · Back —
Income & Debts
Car loans, student loans, credit cards, and other required monthly debt payments — not rent.
Loan Assumptions
Used only below 20% down. Actual PMI varies by lender, credit, LTV, and loan type.
Estimated Housing Costs
Because the home price is the unknown, taxes and insurance are modeled as editable annual percentages of the estimated home price.
Affordability Targets
28/36 are conservative defaults, not universal approval limits. Adjust them only when you intentionally want to model a different underwriting assumption.
Housing payment ÷ gross monthly income.
Housing payment + monthly debts ÷ gross monthly income.
Monthly Payment Breakdown at Max Price
Principal & Interest$0
Property Tax$0
Homeowners Insurance$0
HOA$0
PMI$0
Total Monthly Housing Payment$0
Disclaimer: The 28/36 guideline is a conservative affordability screen, not a lender approval limit. Actual allowable debt-to-income ratios and qualification depend on loan program, borrower profile, credit, reserves, documentation, and underwriting. Verify actual taxes, insurance, PMI, HOA, rate, fees, and lender requirements before making a purchase decision.
Future Returns
Project the long-term, pre-tax performance of the same property using the numbers already entered in Deal Analysis.
How long you expect to own the property before selling.
Compounded annually. This is an assumption, not a forecast.
Applied to base rent and recurring ancillary income.
Applied to fixed operating expenses such as taxes and insurance.
Applied to the projected sale price before paying off remaining debt.
Projection control only. Actual PMI/MIP cancellation rules vary by loan, occupancy, insurer, and servicer.
Projected Sale Value
—
At the end of the holding period
Net Sale Proceeds
—
After selling costs and remaining debt; before income/capital-gains taxes
Projected IRR
—
Money-weighted annualized return from projected cash flows
Equity Multiple
—
Total projected cash returned ÷ initial cash invested
Total Operating Cash Flow
—
Cumulative projected cash flow during ownership
Principal Paydown
—
Reduction in acquisition debt over the holding period
Projected Equity
—
Projected property value minus remaining debt; before selling costs and taxes
Appreciation
—
Projected increase in property value
Total Projected Profit
—
Operating cash flow + net sale proceeds − initial cash invested
Year-by-Year Projection
Income and fixed expenses compound annually. Percentage-based reserves continue to track projected rent. Fixed-rate debt amortizes using the financing already entered in Deal Analysis.
| Year | Gross Income | Operating Expenses | NOI | CapEx | Debt + MI | Cash Flow | Est. Value | Loan Balance | Equity |
|---|---|---|---|---|---|---|---|---|---|
| Enter a complete deal to generate the projection. | |||||||||
Projection, not prediction. Future Returns is a deterministic, pre-tax scenario based on the assumptions entered. It does not model depreciation, income taxes, capital-gains tax, depreciation recapture, tax-law changes, refinancing, major one-time capital projects, irregular rent changes, insurance shocks, reassessment rules, or transaction-specific sale taxes. Verify those separately.
IRR uses the initial cash investment as the first negative cash flow, projected annual property cash flows during ownership, and the final year's net sale proceeds. Selling costs reduce the terminal proceeds. Remaining mortgage balances are calculated from the amortization schedules entered in Deal Analysis.
Compare Properties
Compare two live opportunities side by side. Each property stays fully independent, so you can see which deal deserves your time and capital without rebuilding the same analysis twice.
Property A
Property B
Side-by-Side Comparison
The calculations remain independent. This table simply brings the headline outputs together so you can compare the two deals without mentally switching between calculators.
| Metric | Property A | Property B |
|---|---|---|
| Purchase Price | — | — |
| Gross Monthly Income | — | — |
| Initial Cash Needed | — | — |
| Cap Rate | — | — |
| Cash-on-Cash | — | — |
| Monthly Cash Flow | — | — |
| DSCR | — | — |
| Deal Verdict | — | — |
| Projected IRR | — | — |
| Projected Equity | — | — |
Active SDE
—
normalized annual cash earnings
SDE Multiple
—
purchase price ÷ SDE
Cash-on-Cash
—
buyer cash flow ÷ cash invested
Business DSCR
—
cash earnings ÷ acquisition debt
Business Verdict
—
Enter the business details to evaluate the acquisition.
Business Purchase & Financing
Acquisition price, buyer cash, bank financing, seller financing, and working capital.
Bank / SBA-Style Financing
Enter the actual bank/SBA-style rate you are quoted or want to model. No market rate is inserted automatically.
Seller Note
Seller financing is modeled as amortizing debt. Real seller notes may include interest-only periods, standby requirements, balloons, or lender-specific subordination terms; verify the actual structure.
Business Performance
Annual revenue and recurring operating expenses. Use verified trailing results when available.
Calculated SDE
—
Revenue less recurring operating costs entered above.
Calculated SDE Margin
—
Calculated SDE as a percentage of revenue.
Operating Expense Ratio
—
Entered recurring expenses as a percentage of revenue.
Earnings Normalization & Add-Back Check
Choose the earnings source you want Deal Seeker Tools to analyze. Rebuilding SDE from financial statements makes claimed add-backs visible instead of hiding them inside one seller number.
Use replacement-market compensation if the buyer will not personally perform the seller's work.
Only use add-backs that are supportable and non-recurring or genuinely discretionary. Reconcile them to tax returns, P&Ls, payroll, invoices, and bank records. Seller-reported SDE is not treated as verified simply because it appears in a listing or broker package.
Financial History & Trend
Compare multiple periods instead of valuing a business from one unusually strong year. Use oldest-to-newest annual figures plus trailing 12 months when available.
Revenue Trend
—
Oldest entered period to TTM/latest entered period.
SDE Trend
—
Direction of normalized owner earnings over the entered history.
Average Historical SDE
—
Average of the non-zero SDE history figures entered.
Business Quality & Due-Diligence Risk
These factors do not replace diligence, but they help stop a financially attractive multiple from hiding concentration, owner-dependence, lease, or documentation risk.
Buyer Targets & Valuation Range
Set your own minimum return and debt-coverage requirements. Comparable multiples are user inputs because a reasonable multiple varies by industry, size, growth, transferability, and risk.
Comparable multiples should come from genuinely comparable completed transactions or qualified valuation work. Deal Seeker Tools does not supply a universal industry multiple or formal appraisal.
Business Summary & Valuation
What you are paying for the earnings, and what the modeled financing leaves for the buyer.
Industry multiples differ dramatically. Deal Seeker Tools shows SDE, EBITDA, and revenue multiples for context but does not declare a universal “good” multiple.
Disclaimer: Deal Seeker Tools is a screening and educational tool designed to help estimate where a potential business acquisition may stand based on the information you enter. It is not financial, legal, tax, accounting, lending, valuation, or investment advice. You are solely responsible for verifying financial statements, tax returns, add-backs, debt, leases, licenses, contracts, inventory, assets, liabilities, working-capital requirements, lender terms, and all other information; performing your own research and calculations; and reaching your own acquisition conclusions and decisions.