Numbers drive decisions, but they don’t tell the whole story. Smart investors optimize for the experience your capital can create. We’re not only buying doors; we’re buying time back, cash-flow calm, and options.

Use the tooltips as you go. When you’re done, you can email yourself a PDF of the results. Residential and Commercial modes also include a 10-year pro-forma.

Flip (Buy → Renovate → Sell)

Use it when: You’re modeling a straight flip with no long-term hold.

Fill these fields:

• Purchase Price, Down Payment, Interest Rate, Term

• Property Taxes / Year, Insurance / Year, HOA / Month

• ARV (Flip) – expected sale price after repairs

• Rehab ($) – total renovation budget

• Holding Costs / Month – use Auto Holding to pre-fill P&I + taxes/12 + insurance/12 + HOA

• Other Holding / Mo – utilities, lawn/snow, permits, misc

• Holding Months – how long you expect to hold

What your results mean:

• MAO (Flip) – Max Allowable Offer
  MAO = (MAO% × ARV) − Rehab − (Holding Costs + Other Holding) × Holding Months
  Tune MAO% (often 70–80%) to match market risk and your margin target.

Residential (Long-Term Rentals)

Use it when: You’re holding and renting a single-family or 2–4 unit.

Fill these fields:

• Purchase Price, Down Payment, Interest Rate, Term

• Rent / Month, Property Taxes / Year, Insurance / Year, HOA / Month

• Vacancy %, Management %, Maintenance %, CapEx Reserve %

• Rent Growth %, Expense Growth %, Exit Cap %

What your results mean (Yr 1 unless noted):

• Cap Rate – NOI ÷ Purchase Price

• Cash Flow / Month – take-home after debt

• Cash-on-Cash (CoC) – annual cash flow ÷ cash invested

• DSCR – NOI ÷ annual debt service (many lenders like ≥ 1.25)

• NOI – income minus operating expenses (excludes debt)

• 10-Year Pro-Forma – projects income, expenses, NOI, debt, cash flow, and value over time

Commercial (CRE: Retail/Office/Industrial, etc.)

Use it when: You’re modeling leased commercial property.

Fill these fields (plus standard debt/tax/insurance inputs):

• Rentable Area (RSF)

• Base Rent ($/SF/yr), Annual Escalation (%)

• Lease Type (NNN / MG / FSG), Recoverable %

• Reserves ($/SF/yr)

What your results mean:

• Cap Rate, Cash Flow / Month, CoC, DSCR, NOI (Yr 1)

• CRE lenses (see glossary): Yield-on-Cost, Debt Yield, OpEx Ratio

• 10-Year Pro-Forma – rent bumps, expense recoveries, valuation arc

Mini-Glossary

• MAO (Max Allowable Offer): The most you can pay on a flip and still hit your target margin after rehab and holding.

• ARV: After-Repair Value (expected sale price post-renovation).

• Holding Costs / Mo (Auto): P&I + taxes/12 + insurance/12 + HOA (add Other Holding for utilities/misc).

• P&I: Principal & Interest portion of your loan payment.

• Cap Rate: NOI ÷ Purchase Price.

• CoC: Annual cash flow ÷ cash invested.

• DSCR: NOI ÷ annual debt service (common target ≥ 1.25).

• NOI: Income − operating expenses (excludes debt).

• Yield-on-Cost: NOI ÷ total cost (purchase + improvements).

• Debt Yield: NOI ÷ loan amount.

• OpEx Ratio: Operating Expenses ÷ EGI (Effective Gross Income).

• EGI: Gross potential rent minus vacancy/credit loss, plus other income.

FAQ (Quick Hits)

Which mode do I use?

• Flip for buy-fix-sell. Residential for standard rentals (SFH/2–4). Commercial for CRE leases and recoveries.

What’s “Auto Holding”?
A one-click prefill of monthly holding costs: P&I + taxes/12 + insurance/12 + HOA. Use Other Holding for utilities, lawn/snow, permits, etc.

No HOA or a field doesn’t apply?
Enter 0 for anything not applicable.

How should I pick MAO% for flips?
Start with a range like 70–80% of ARV, then adjust to your market, risk, and profit goals.

What’s a “good” DSCR?
Many lenders look for ≥ 1.25, but it varies by loan product and market.

Exit Cap—how do I choose it?
Use a realistic cap rate for your market at sale; stress-test with ±0.5–1.0%.

Where do repairs go for rentals?
Ongoing work belongs in Maintenance % and CapEx Reserve %. Renovations that increase value pre-acquisition are part of total cost (affects Yield-on-Cost).

Can I save/share my results?
Yes—use Email as PDF for a clean copy of your inputs and outputs.