Real Estate Investment Calculators – Free Deal Analysis Tools

A free toolkit of real estate investment calculators for analyzing rental properties and house flips. Screen deals with the 70% rule and the 1% rule, value rentals with cap rate, GRM, and NOI, project returns with cash-on-cash and BRRRR, run the full flip profit, and estimate sale proceeds with a seller net sheet. Every calculator runs entirely in your browser — no signup, no uploads, no limits.

🔒 Every calculator runs in your browser — nothing is uploaded.

Free calculators for analyzing real estate deals — flipping a house, buying a rental, recycling capital with BRRRR, or selling. Pick the tool that matches your stage of analysis.

Flipping & wholesaling

70% Rule Calculator

Screen a flip in seconds. Enter the after-repair value and repair budget for your Maximum Allowable Offer — the most you can pay and still leave room for profit.

Fix & Flip Profit Calculator

Run the full flip. Itemize purchase, rehab, holding, financing, and selling costs to see net profit, return on cash, and annualized ROI.

Rental analysis

Cap Rate Calculator

Compare rentals on equal footing. Net operating income over price, financing aside — with a reverse mode to value a property from a target cap rate.

Cash-on-Cash Return Calculator

Measure your actual return. Factor in the mortgage and cash invested to see cash flow, cash-on-cash return, NOI, cap rate, and DSCR.

NOI Calculator

Net operating income from rent, vacancy, and itemized operating expenses — the figure that drives both cap rate and DSCR.

BRRRR Calculator

Model buy-rehab-rent-refinance-repeat — acquisition financing, refinance costs, cash left in the deal, cash flow, and DSCR.

Quick screens & ratios

1% Rule Calculator

Fast cash-flow screen — is monthly rent at least 1% (or 2%) of the price? Get a pass/fail plus the rent or price needed to hit the mark.

Gross Rent Multiplier (GRM)

Value a rental fast — price ÷ gross annual rent — with a reverse mode to back into value from a target GRM.

Price-to-Rent Ratio Calculator

A buy-vs-rent market indicator — divide home price by annual rent to see whether an area favors buying or renting.

Selling

Seller Net Sheet Calculator

Estimate your net proceeds from a sale after commission, closing costs, transfer tax, repair credits, and mortgage payoff.

How to analyze a real estate deal

Good deal analysis is a funnel: a fast screen up front, then a detailed model on the few deals that survive. For flips, the 70% rule rejects overpriced deals in seconds, and survivors go through the fix and flip profit calculator, which replaces the rule's single buffer with real, itemized costs to give you a concrete profit and ROI figure.

For rentals, screen first with the 1% rule or the gross rent multiplier — both relate price to rent in a single number. Promising candidates then earn a full underwrite: the NOI calculator establishes net operating income, the cap rate compares the asset independent of financing, and the cash-on-cash return shows what a specific financed purchase puts in your pocket — including the DSCR a lender checks before approving the loan.

The BRRRR strategy ties the two worlds together: you analyze the purchase like a flip, then the hold like a rental, with a refinance in between that returns your capital. When it's time to exit, the seller net sheet shows your true take-home after commissions, closing costs, and mortgage payoff.

Whichever path you take, run conservative numbers — pad your repair estimates, assume realistic vacancy, budget for management and capital expenditures, and never skip the holding and selling costs that quietly erode a deal.

Frequently Asked Questions

It depends on your strategy. For a house flip, screen with the 70% rule calculator, then confirm with the fix and flip profit calculator. For a buy-and-hold rental, screen with the 1% rule and value it with the cap rate and cash-on-cash return calculators. To refinance and recycle capital, use the BRRRR calculator.

Cap rate measures a property's return independent of financing: net operating income divided by price, ignoring any mortgage. Cash-on-cash return measures your return on the actual cash you put in, and it does account for the mortgage payment. Cap rate compares properties on equal footing; cash-on-cash tells you what a specific, financed deal returns to you. Use both — they answer different questions.

All three relate price to rent, but for different jobs. The 1% rule is a fast pass/fail screen (is monthly rent ≥ 1% of price?). The gross rent multiplier is an investor valuation metric (price ÷ annual rent) for comparing income properties. The price-to-rent ratio is a market indicator (price ÷ annual rent) that tells homebuyers whether an area favors buying or renting.

Rules of thumb vary by market, but many investors target a cap rate around 5–10% and a cash-on-cash return of 8–12%, with a DSCR of at least 1.20–1.25 so a lender will finance it. Hotter, more expensive markets compress these numbers; cheaper or higher-risk markets push them up. Treat the benchmarks as a starting point, and always pressure-test your expense and vacancy assumptions.

First screen the maximum price with the 70% rule: pay no more than 70% of the after-repair value minus repairs. If the deal passes, run the full numbers in the fix and flip profit calculator, which itemizes purchase, rehab, holding, financing, and selling costs to show net profit, ROI, and annualized ROI.

BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You buy a distressed property, renovate it, rent it out, then refinance based on the higher after-repair value to pull most or all of your cash back out — and repeat with the recovered capital. The BRRRR calculator models how much cash you recover and what return the remaining capital earns.

A seller net sheet estimates how much money you actually walk away with from a home sale — the sale price minus agent commission, closing costs, transfer tax, repair credits, and your remaining mortgage payoff. Agents and title companies prepare them so sellers see their true net proceeds before accepting an offer.

Yes. Every calculator in this suite is completely free, with no signup, account, watermark, or usage limit. They run as plain JavaScript in your browser, so they also work offline once the page has loaded.

The cap rate, NOI, GRM, and cash-on-cash calculators apply to any income property, residential or commercial, because the underlying formulas are the same. The 70% rule, fix-and-flip, and BRRRR tools are oriented toward residential investing. For large multifamily or commercial deals you'll layer in additional metrics, but these cover the core analysis.

No. All of these calculators are pure client-side JavaScript — your numbers are never uploaded, logged, or stored. You can analyze confidential deals safely, and everything keeps working offline once loaded.