DealYield
Formula governance

Calculator Methodology Index

Inspect the exact released version, field units, modeling assumptions, exclusions, and representative example behind each public calculator.

Content taxonomy

4 connected analysis clusters

Each cluster groups a distinct investor question without turning close keyword variants into duplicate pages.

Rental operations

Evaluate whether recurring rental income covers vacancy, operating expenses, debt service, and a cash-flow target.

Rental Property ROI baselineNet operating incomeRental break-evenInclusive partial-month rent comparison

Financing and debt

Test how property value, NOI, payment structure, and coverage constraints affect a modeled loan.

Full-term interest-only loan, fees and balloonReplacement-loan cash and scheduled paymentsSeller-note payments and balloonCommercial loan payments and maturityDebt yieldLoan-to-value ratioCombined maximum loan amountMortgage paymentDebt service coverage ratio

Returns and valuation

Compare property-level income yield with the cash return created by financing and upfront investment.

Annual Gross Rent MultiplierCapitalization rateCash-on-cash return

Renovation and exit

Reconcile transaction cash and model the complete cost and return of a renovation-and-resale project.

Buyer cash to close and seller proceeds before taxFlip profit

Released definitions

18 versioned methodology records

Version identifiers come from the same formula modules used by the calculators. A result-changing correction requires a new version.

Financing and debthard-money-bridge-loan@1.0.0

Full-term interest-only loan, fees and balloon

Estimate scheduled monthly interest, upfront financing fees and principal due at maturity for one fully funded fixed-rate US/USD loan, without treating loan labels as payment structures.

Last reviewed

Inputs and units

Principal P
positive USD, cent precision
Nominal annual rate a
0–100%, whole basis points
Contractual term T
1–60 whole months
Upfront points q
0–100%, whole basis points
Other fixed upfront financing fees F
nonnegative USD, cent precision; excludes points

Outputs and units

Monthly interest-only payment
USD/month
Principal balloon and final maturity cash
USD, due in month T
Scheduled interest, points cost, fixed fees and combined upfront fees
USD
Financing cost, scheduled loan payments and loan payments plus fees
USD through maturity

Model assumptions

  • This models a particular payment structure, not every hard-money or bridge product. One fully funded, fixed-rate US/USD loan pays interest monthly in arrears beginning one month after origination. Principal stays outstanding until maturity. All scheduled payments are on time; unpaid interest is neither capitalized nor compounded. Loan labels do not change the formulas.
  • Points are charged once on original principal. Points and other fixed financing fees are paid separately upfront, not financed or deducted from principal. Fixed fees exclude entered points: avoid double counting. Upfront financing fees are not total cash to close; financing cost is not project total cost, profit or return. Principal repayment is not financing cost.
  • Decimal intermediates remain unrounded; money rounds half-up to cents. Totals use unrounded interest, not the displayed monthly payment multiplied by months, so rounded components can differ by cents. Final maturity cash includes the final regular interest payment, which is already counted in total interest and is never added twice.
  • Only the separate bridge loan role supplies these terms. Mortgage, Rental ROI, DSCR and Maximum Loan do not include bridge payments automatically. Flip Profit's aggregate financing cost is not overwritten. Commercial Loan uses separate acquisition terms; navigation does not transfer bridge terms. Stored amortization is preserved but does not drive these full-term interest-only payments.
  • Each row reruns the engine at −1, −0.5, 0, +0.5 or +1 percentage points with other inputs fixed. Unsupported rates outside 0–100% and unsafe totals are omitted. Principal and upfront fees remain unchanged. These are scenarios, not rate forecasts or recommended terms.
  • r = a / 12; M = P × r; I = M × T. P is principal in USD, a is the normalized nominal annual interest rate and T is contractual term in whole months. Interest-only payments do not reduce principal.
  • Q = P × q; U = Q + F. q is normalized points and F is other fixed upfront financing fees in USD. Points are charged once on original principal. Points and other fixed financing fees are paid separately upfront, not financed or deducted from principal. Fixed fees exclude entered points: avoid double counting. Upfront financing fees are not total cash to close; financing cost is not project total cost, profit or return. Principal repayment is not financing cost.
  • B = P; final maturity cash = P + M. Principal balloon B is due in month T, together with that month's regular interest M. Principal remains due even at zero interest.
  • C = I + U; scheduled loan payments = P + I; loan payments and fees = P + I + U. Decimal intermediates remain unrounded; money rounds half-up to cents. Totals use unrounded interest, not the displayed monthly payment multiplied by months, so rounded components can differ by cents. Final maturity cash includes the final regular interest payment, which is already counted in total interest and is never added twice.
  • All five inputs are required. Ranges define supported numerical inputs, not recommended terms, legal limits or lender eligibility. Reject blank, nonfinite, negative, fractional-month, overprecise and unsafe inputs; raw text is checked before Number conversion. Unsafe derived totals produce a field-level error. No automatic clamping or input repair.

Not modeled

  • No amortizing or mixed payments, staged rehab draws, daily accrual or date conventions, retained interest reserves, financed fees, variable rates, extensions, early payoff or minimum interest, penalties/default interest, APR/IRR, lender qualification, LTV/LTC/ARV sizing, profit/exit forecasts or offer comparison.
  • No cash-to-close or project profit/return estimate
  • No substitution of bridge debt into other calculator loan roles or automatic transfer to Flip Profit

Worked example

$250,000 principal, 12%, 12 months, 2% points and $1,500 fixed fees: $2,500 monthly interest, $30,000 scheduled interest, $5,000 points, $6,500 upfront fees, $250,000 balloon, $252,500 maturity cash, $36,500 financing cost, $280,000 scheduled payments and $286,500 including fees. At 6 months: $15,000 interest, $21,500 cost, $271,500 including fees; monthly interest, fees and maturity cash are unchanged. At $100,000, 0%, 6 months, 1% points and $500 fees: $0 interest, $1,500 cost, $100,000 balloon/maturity cash and $101,500 including fees. At $100, 1%, 3 months, no fees: $0.08 displayed monthly interest, $0.25 total interest, $100.08 maturity cash and $100.25 scheduled payments.

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Financing and debtcash-out-refinance@1.0.0

Replacement-loan cash and scheduled payments

Estimate cash available or a funding shortfall after one aggregate payoff and refinance-cost deduction, and the payment on the entire proposed replacement principal.

Last reviewed

Inputs and units

Current property value V
positive USD cents
Proposed new principal P
positive USD cents
Existing debt payoff D
nonnegative USD cents
Aggregate refinance closing costs C
nonnegative USD cents
New fixed annual rate
0–100%, whole basis points
Term N (maturity and amortization)
1–600 whole months

Outputs and units

Proceeds after payoff and signed net cash
USD
Cash available and additional cash required
nonnegative USD
New-loan LTV and modeled remaining equity
%; signed USD
Monthly principal and interest
USD/month
Total scheduled payments and interest
USD over N months

Model assumptions

  • One US/USD property and one proposed fixed-rate, fully amortizing replacement loan. The entered term is both maturity and amortization. Monthly payments occur in arrears, beginning one month after origination.
  • Payoff is the entered amount needed to discharge the debt being replaced, including interest or charges already in that quote. Closing costs are one aggregate deduction excluding anything in payoff. Costs reduce cash available; they are not added to the proposed principal again. Zero payoff means no existing debt is being paid off.
  • Decimal intermediates remain unrounded. Money rounds half-up to cents; LTV displays to two decimal percentage places. Totals use the unrounded monthly payment, so multiplying the displayed payment can differ by cents. Zero-rate interest is exactly zero.
  • The refinance loan stays separate from acquisition, permanent and seller-note debt. Mortgage, Rental ROI, Commercial Loan, DSCR, Debt Yield, LTV and Maximum Loan retain their existing roles and do not switch to or add this loan. Cash released is borrowed money, not income, profit or investment return. Current value may be shared with value-based calculators. Acquisition closing costs and stored refinance fixed fees/points are not imported; the entered aggregate refinance costs govern this estimate.
  • Rates change by −1, −0.5, 0, +0.5 and +1 percentage points. All other inputs stay fixed; each row reruns the engine. Rates outside 0–100% or beyond safe output precision are omitted. These are scenarios, not rate forecasts or recommendations.
  • V=current property value, P=new principal, D=payoff, C=costs. Before costs=P−D; signed net cash=P−D−C; cash available=max(net cash,0); additional cash required=max(−net cash,0). LTV=P/V; modeled equity=V−P, assuming this is the only remaining property debt. Equity is not sale proceeds, profit or total net worth.
  • r=normalized annual rate/12; N=term in months. M=P×r/(1−(1+r)^(−N)), or P/N at zero rate. Total scheduled payments=M×N; total interest=M×N−P. Payoff/costs above proceeds and P above V are supported; above-100%-LTV and shortfall warnings do not imply availability.
  • All six inputs are required. Reject blanks, nonfinite/negative amounts, fractional cents, unsupported rate precision, fractional months and unsafe cent/basis-point conversions. Validate raw text before Number conversion, plus signed cash, equity and total-payment output precision. Never clamp or silently round invalid input. Zero payoff/costs are supported.

Not modeled

  • This estimate does not determine qualification, a lender’s maximum loan or whether refinancing is beneficial. Payments exclude taxes, insurance and property expenses. No retained liens, interest-only period, balloon, variable rates, draws, extra payments, automatic points, lender credits, escrow refunds, prepaid-item reconciliation or tax analysis are modeled.
  • No maximum-LTV input, maximum-loan sizing, lender eligibility, savings or break-even comparison
  • No retained liens, profit or total-net-worth measure; cash released is borrowed money

Worked example

$400,000 value, $300,000 principal, $200,000 payoff, $6,000 costs, 6.50% and 360 months give $100,000 before costs, $94,000 net cash/cash available, $0 additional cash, 75.00% LTV, $100,000 equity, $1,896.20 monthly payment, $682,633.47 total payments and $382,633.47 interest. At $200,000 value, $120,000 principal, $90,000 payoff, $3,000 costs, 0% and 120 months: $27,000 net cash, 60.00% LTV, $80,000 equity, $1,000 payment, $120,000 total and exactly $0 interest. With payoff $119,000 instead, net cash is −$2,000, cash available $0 and additional cash required $2,000; payment remains $1,000.

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Financing and debtseller-financing@1.0.0

Seller-note payments and balloon

Estimate the payment, balloon and gross purchase-payment totals for one purchase funded by cash down and a single fixed-rate seller note.

Last reviewed

Inputs and units

Purchase price S
positive USD cents
Cash down payment D
nonnegative USD cents, less than price
Fixed annual interest rate
0–100%, whole basis points
Amortization A and maturity T
whole months; 1 ≤ T ≤ A ≤ 600

Outputs and units

Seller-note principal, cash down payment and monthly payment
USD; USD/month
Balloon principal and final maturity cash
USD, due in month T
Regular-payment total, principal repaid and interest
USD through maturity
Total note and purchase payments
USD, gross and excluding costs
Balance schedule and rate sensitivity
months and USD; ±0.5/1 percentage points

Model assumptions

  • One US/USD purchase funded by cash down payment and one fixed-rate seller note. Monthly payments occur in arrears, starting one month after origination. Amortization determines payment size; maturity determines when the unpaid balance becomes due.
  • Totals exclude closing costs, taxes, insurance, property expenses, fees and seller obligations. Cash down payment is not total closing cash. Results assume every scheduled payment is made on time and do not determine whether proposed financing terms are legally permissible.
  • Intermediate Decimal calculations remain unrounded. Money rounds half-up to cents. Adding rounded displayed components or multiplying the displayed monthly payment can differ by cents from independently rounded totals.
  • Seller-note debt is separate from other loan roles. Mortgage, Rental ROI, DSCR, Maximum Loan and Commercial Loan do not automatically include this seller note. Shared purchase-price and down-payment edits still affect calculators that use those fields.
  • P=S−D; r=annual rate/12; M=P×r/(1−(1+r)^(−A)), or P/A at zero rate. B(t)=M×(1−(1+r)^(−(A−t)))/r, or P−M×t at zero rate; B(A)=0. Balloon=B(T); final maturity cash=M+B(T). Regular payments=M×T; principal repaid=P−B(T); interest=M×T−(P−B(T)); total note payments=M×T+B(T); total purchase payments=D+total note payments=S+interest.

Not modeled

  • Closing costs, taxes, insurance, property expenses, fees and seller obligations
  • IO, extra/custom payments, variable rates, daily accrual, points, APR/APY/IRR and tax calculations
  • Multiple notes, lien stacks, wraparound financing, contract-for-deed arrangements, servicing, eligibility and legal determinations

Worked example

$300,000 price, $60,000 down, 6%, A=360 and T=60 give $240,000 principal, $1,438.92 monthly payment, $86,335.28 regular payments, $223,330.46 balloon, $224,769.38 final cash, $16,669.54 principal repaid, $69,665.73 interest, $309,665.73 total note payments and $369,665.73 total purchase payments. Independently rounded totals may differ by one cent from sums of displayed components. At $120,000 price, $20,000 down, 0%, A=120, T=24: $833.33 payment, $20,000 regular total, $80,000 balloon, $80,833.33 final cash, $0 interest, $100,000 total note and $120,000 total purchase payments. At T=120 the balloon is $0 and final cash is $833.33.

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Financing and debtcommercial-loan@1.0.0

Commercial loan payments and maturity

Model the payment phases, principal due at maturity, financing costs and optional educational coverage of one fully advanced fixed-rate loan.

Last reviewed

Inputs and units

Original principal and fixed upfront fees
USD cents; principal positive, fees nonnegative
Nominal annual rate and points
0–100%, whole basis points
Amortization horizon A, term T, initial IO I
whole months; 1 ≤ T ≤ A ≤ 600, 0 ≤ I ≤ T
Optional resolved annual NOI
signed USD cents/year; workspace, manual or absent

Outputs and units

Initial and applicable post-IO payments
USD/month
First min(12,T) months’ regular debt service
USD, actual period
Phase annualized debt service, mortgage constant and optional DSCR
USD/year, %, ×
Balloon, final maturity cash, interest, points, upfront fees and financing cost
USD
Balance schedule and rate sensitivity
months and USD; ±0.5/1 percentage points

Model assumptions

  • The amortization horizon includes the initial interest-only months. After I months, principal amortizes over A − I months. This matches the Mortgage calculator’s timing convention; it is an explicit model assumption, not a universal commercial-loan convention.
  • Phase annualization is monthly payment × 12, not actual first-year debt service when phases change or maturity is early. DSCR excludes balloon and upfront fees and is not a lender covenant test.
  • Intermediate calculations remain unrounded. Money rounds half-up to cents; ratios use six decimal places internally and display to two. Multiplying rounded displayed payments can differ slightly from unrounded totals.
  • Monthly payments occur at month-end. The balloon follows the final regular payment; points and fixed fees are paid upfront. Missing NOI differs from zero or negative NOI; zero debt service leaves DSCR unavailable.

Not modeled

  • Variable rates, draw schedules and daily-interest conventions
  • Financed fees, prepayments/penalties, APR and refinancing forecasts
  • Lender eligibility, multiple offers and property-value/loan-sizing analysis

Worked example

A $1,000,000 loan at 6%, A=300, T=60, I=0, 1% points, $5,000 fixed fees and $100,000 annual NOI produces $6,443.01 monthly payment, $77,316.17 annual regular debt service, $899,320.87 balloon, $905,763.88 final maturity cash, $285,901.71 interest, $15,000 upfront fees, $300,901.71 financing cost, 7.73% mortgage constant and 1.29× DSCR.

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Returns and valuationgross-rent-multiplier@1.0.0

Annual Gross Rent Multiplier

Compare purchase price with annual scheduled property rent, then calculate implied price and required rent at a user-selected ratio.

Last reviewed

Inputs and units

Purchase price
USD, positive cents
Gross scheduled annual rent
USD/year, nonnegative cents
Target annual GRM
positive unitless ratio, four decimal places

Outputs and units

Actual annual GRM
×, unavailable at zero rent
Implied purchase price at target
USD
Required annual rent at target
USD/year
Required monthly rent and entered rent monthly equivalent
USD/month

Model assumptions

  • Annual scheduled rental income before vacancy, expenses, financing and taxes is this product's explicit convention; appraisal also uses other periods and income definitions.
  • The positive target is a user assumption, not a market benchmark, recommendation or valuation opinion. GRM is not cap rate, cash-on-cash return, net yield or an actual payback period.
  • Money rounds half-up to cents; GRM displays to two decimals. Inverses use unrounded inputs and monthly required rent is calculated directly before rounding.
  • Zero rent makes actual GRM unavailable and implied price mathematically $0, without asserting zero market value. Required rent remains calculable.

Not modeled

  • Non-rental income, collected/effective income and NOI
  • Vacancy and collection losses, operating expenses, financing and taxes
  • Market value, ARV, loan principal and total acquisition cost as substitutes for purchase price

Worked example

At a $300,000 purchase price, $30,000 annual scheduled rent and 9.00× target, actual GRM is 10.00×, implied price is $270,000.00, required annual rent is $33,333.33 and required monthly rent is $2,777.78. The form's editable example target is separately 10.00×.

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Rental operationsrental-roi@1.1.0

Rental Property ROI baseline

Connect a rental property’s operating assumptions, fixed-rate financing, cash flow, property yield, cash yield, and break-even position.

Last reviewed

Inputs and units

Price, down payment, loan, and closing costs
USD
Interest rate and vacancy
annual %
Loan term
years
Rent and itemized operating expenses
USD/month

Outputs and units

Effective rent, operating expenses, debt service, and cash flow
USD/month
Annual cash flow and NOI
USD/year
Cap rate, cash-on-cash return, expense ratio, and break-even occupancy
%
Break-even rent
USD/month

Model assumptions

  • All income, expense, and financing inputs describe one internally consistent scenario.
  • The fixed-rate mortgage payment amortizes over the entered term.
  • NOI excludes debt service; pre-tax cash flow subtracts it.

Not modeled

  • Appreciation, sale proceeds, refinance proceeds, and multiyear return timing
  • Income taxes, depreciation, tax benefits, and jurisdiction-specific rules
  • Variable-rate, balloon-refinance, and complex multi-unit lease structures

Worked example

A $300,000 purchase with $84,000 total cash invested, $2,700 monthly rent, 5% vacancy, $986 monthly operating expenses, and a $225,000 loan produces $156.85 monthly cash flow, $18,948 NOI, 6.32% cap rate, and 2.24% cash-on-cash return.

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Rental operationsnoi@1.0.0

Net operating income

Audit property income, vacancy, and recurring operating expenses before applying financing or valuation metrics.

Last reviewed

Inputs and units

Scheduled rent and other operating income
USD/year
Vacancy and credit loss
USD/year
Itemized recurring operating expenses
USD/year

Outputs and units

Gross potential and effective gross income
USD/year
Total operating expenses and NOI
USD/year
Monthly NOI equivalent
USD/month
Vacancy rate and operating expense ratio
%

Model assumptions

  • Income, vacancy, and every operating expense use the same annual period.
  • Replacement reserves are included as an operating expense when entered.
  • The calculator uses property-level operating income before financing and owner tax effects.

Not modeled

  • Debt service, loan fees, depreciation, amortization, and income taxes
  • Purchase price, acquisition costs, sale proceeds, and selling costs
  • Major one-time renovation projects unless represented by a recurring reserve

Worked example

$36,000 scheduled rent less $1,800 vacancy and $12,000 itemized operating expenses produces $34,200 effective gross income and $22,200 annual NOI.

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Financing and debtdebt-yield@1.0.1

Debt yield

Compare annual NOI with loan principal and reverse-solve the income or principal that exactly meets an editable target.

Last reviewed

Inputs and units

Net operating income
USD/year
Loan amount
USD
Target debt yield
%

Outputs and units

Debt yield and target comparison
%
Required NOI and NOI difference
USD/year
Maximum loan and loan difference at target
USD

Model assumptions

  • NOI and loan principal describe the same property and analysis date.
  • The entered target is a user scenario, not a DealYield or lender benchmark.
  • The inverse calculations hold all other entered values constant; maximum loan and loan difference are unavailable when NOI is zero or negative.

Not modeled

  • Interest rate, amortization, payment timing, and borrower qualification
  • Property value, LTV, and collateral underwriting
  • Loan pricing, approval, commitment, and lender-specific NOI adjustments

Worked example

$100,000 annual NOI divided by a $1,000,000 loan produces a 10.00% debt yield and exactly meets the example 10.00% target.

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Financing and debtloan-to-value@1.0.0

Loan-to-value ratio

Compare one modeled first-lien loan with one explicitly selected property-value basis and reverse-solve the principal and arithmetic equity that meet an editable LTV target.

Last reviewed

Inputs and units

Purchase price, current market value, and after-repair value
USD
Selected property-value basis
purchase, current, or ARV
Modeled first-lien loan amount
USD
Editable maximum LTV
%

Outputs and units

Loan-to-value and selected-target status
% and status
Maximum modeled loan at target
USD
Current and minimum target equity
USD
Remaining capacity or additional reduction/equity required
USD

Model assumptions

  • One positive purchase price, current market value, or after-repair value is explicitly selected as the denominator.
  • The entered loan is one modeled first-lien principal amount and the target maximum LTV is an editable scenario assumption.
  • Current and target equity are arithmetic value-minus-loan differences, not estimates of sale proceeds or cash invested.

Not modeled

  • Appraisal, valuation verification, market forecasts, and lender selection of the value basis
  • Subordinate liens, combined LTV, loan-to-cost, borrower qualification, pricing, and approval
  • Closing costs, tax effects, debt service, sale proceeds, and refinance proceeds

Worked example

A $300,000 modeled loan divided by a selected $400,000 purchase price produces 75.00% LTV. At an editable 80.00% maximum, modeled principal is $320,000, current equity is $100,000, minimum target equity is $80,000, and remaining capacity is $20,000.

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Financing and debtmaximum-loan-amount@1.0.0

Combined maximum loan amount

Estimate one first-mortgage amount supported simultaneously by selected LTV, debt-yield, and DSCR constraints.

Last reviewed

Inputs and units

Property value and NOI
USD
Maximum LTV and target debt yield
%
Target DSCR
ratio
Interest rate, amortization, and loan term
% and years

Outputs and units

LTV, debt-yield, DSCR, and combined loan limits
USD
Binding constraint and modeled coverage/leverage
label and ratios
Payment capacity and modeled payment
USD/month and USD/year
Balance remaining at modeled maturity
USD

Model assumptions

  • LTV, debt-yield, and DSCR targets are user-entered scenario constraints.
  • DSCR sizing uses a fixed-rate amortizing payment over the entered amortization period.
  • The smallest valid modeled limit is the combined maximum; ties remain visible.

Not modeled

  • Borrower credit, liquidity, guarantees, loan fees, and lender approval
  • Interest-only sizing, stressed lender conventions, and product-specific adjustments
  • Appraisal conclusions, market value verification, and subordinate debt

Worked example

A $1,400,000 property with $100,000 NOI, 75% LTV, 10% debt yield, 1.25× DSCR, 7.25% interest, 30-year amortization, and a 10-year term is limited by DSCR to $977,264.51.

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Rental operationsrental-break-even@1.0.0

Rental break-even

Solve the scheduled rent or collected occupancy required to cover monthly costs and an optional cash-flow target.

Last reviewed

Inputs and units

Scheduled rent, other income, operating expenses, debt service, and cash-flow target
USD/month
Collected occupancy
%
Presentation mode
rent or occupancy

Outputs and units

Required scheduled rent
USD/month
Required collected occupancy
%
Modeled cash flow and target margin
USD/month
Rent and occupancy margins
USD/month and percentage points

Model assumptions

  • Every money input uses a monthly period.
  • Collected occupancy combines vacancy, turnover, concessions, and collection loss.
  • Other income is a fixed collected amount and is not automatically adjusted by occupancy.

Not modeled

  • Market-rent, leasing, or occupancy forecasts
  • Rent regulation, financing eligibility, and lender underwriting
  • Property-level NOI break-even because direct debt service is included

Worked example

$2,700 scheduled rent at 95% occupancy, $100 other income, $986 operating expenses, $1,422.15 debt service, and a $250 target requires $2,692.79 rent or 94.75% occupancy.

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Returns and valuationcap-rate@1.0.0

Capitalization rate

Compare annual NOI with property value and explore inverse valuation or income targets.

Last reviewed

Inputs and units

Property value
USD
Gross rent, vacancy allowance, and operating expenses
USD/year
Optional target cap rate
%
Optional target property value
USD

Outputs and units

Net operating income
USD/year
Capitalization rate
%
Implied property value and required NOI
USD

Model assumptions

  • Rent, vacancy, and operating expenses describe the same annual period.
  • NOI is measured before financing and owner-specific tax effects.
  • Target cap rate and target property value are optional user scenarios.

Not modeled

  • Mortgage payments, financing fees, and borrower structure
  • Appreciation, future sale proceeds, and a forecast exit cap rate
  • Income taxes, depreciation, and one-time capital projects

Worked example

A $300,000 property with $36,000 gross annual rent, $1,800 vacancy, and $12,000 operating expenses produces $22,200 NOI and a 7.40% cap rate.

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Returns and valuationcash-on-cash-return@1.0.0

Cash-on-cash return

Compare annual pre-tax cash flow with the total cash invested upfront.

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Inputs and units

Annual pre-tax cash flow
USD/year
Down payment, closing costs, improvements, and other upfront cash
USD

Outputs and units

Total cash invested
USD
Annual and monthly cash-flow equivalents
USD/year and USD/month
Cash-on-cash return
%

Model assumptions

  • Annual pre-tax cash flow and upfront cash belong to the same scenario.
  • Every entered upfront amount is funded by the investor.
  • A zero cash-invested denominator produces an unavailable return.

Not modeled

  • Appreciation, sale proceeds, and refinance proceeds
  • Principal paydown, depreciation, and income-tax effects
  • Multiyear cash-flow timing and internal rate of return

Worked example

$12,000 annual pre-tax cash flow divided by $80,000 of down payment, closing, improvement, and other upfront cash produces a 15.00% cash-on-cash return.

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Financing and debtmortgage-payment@1.0.0

Mortgage payment

Translate a fixed-rate loan structure into payments, financing costs, total interest, and scheduled balance snapshots.

Last reviewed

Inputs and units

Loan amount and fixed financing fees
USD
Interest rate and points
annual %
Loan term and interest-only opening period
years and months
Property taxes, insurance, and HOA
USD/month

Outputs and units

Principal-and-interest and total payment
USD/month
Post-interest-only payment when applicable
USD/month
Lifetime interest, points, and financing fees
USD
Scheduled loan balances
USD by month

Model assumptions

  • The note rate is fixed for the modeled payment path.
  • An interest-only phase is followed by amortization of the original balance over the remaining term.
  • Taxes, insurance, and HOA are fixed user-entered monthly amounts.

Not modeled

  • Loan approval, APR, escrow rules, prepaid interest, and lender disclosures
  • Adjustable rates, payment caps, negative amortization, and extra principal
  • Future changes in property costs, refinancing, default, and prepayment charges

Worked example

A $225,000 loan at 6.50% for 30 years produces $1,422.15 monthly principal and interest; adding $450 in property costs produces a $1,872.15 initial total payment.

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Financing and debtdscr@1.0.0

Debt service coverage ratio

Compare property NOI with scheduled debt service and reverse-solve payment capacity or required income at an editable target.

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Inputs and units

NOI and annual debt service
USD/year
Or rent, operating expenses, and mortgage payment
USD/month
Target DSCR
ratio

Outputs and units

NOI and annual debt service
USD/year
DSCR and threshold result
ratio and status
Maximum debt service and payment
USD/year and USD/month
Required NOI
USD/year

Model assumptions

  • NOI and debt service describe the same property and annual period.
  • Monthly mode annualizes entered rent, expenses, and mortgage payment.
  • The target is an editable scenario rather than a universal lender rule.

Not modeled

  • Loan approval, borrower qualification, and lender-specific underwriting
  • Property value, LTV, loan principal, and payment amortization
  • Income normalization or verification of the entered operating statement

Worked example

$75,000 annual NOI divided by $60,000 annual debt service produces a 1.25× DSCR and exactly meets the example 1.25× target.

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Rental operationsprorated-rent@1.0.0

Inclusive partial-month rent comparison

Compare one US-style USD partial-month rent period under explicit calendar and daily-rate conventions without interpreting a lease or selecting a legally correct method.

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Inputs and units

Monthly scheduled rent
USD/month
Mode and billing month
move-in or move-out; YYYY-MM
Inclusive move-in or move-out boundary date
YYYY-MM-DD
Optional lease-defined daily rate
USD/day

Outputs and units

Chargeable and non-chargeable calendar days
days
Daily rate and prorated charge by method
USD/day and USD
Difference from actual-days and full monthly rent
USD
Lowest, highest, and spread across modeled charges
USD

Model assumptions

  • Move-in counts the entered boundary date through month end, while move-out counts the first of the month through the entered boundary date; both boundaries are inclusive.
  • Actual-days, 30-day, annual/365, and the optional user-entered lease daily rate share one chargeable-day count and differ only in daily-rate convention.
  • A full chargeable calendar month returns monthly scheduled rent under every method instead of extending a daily convention beyond its partial-month purpose.

Not modeled

  • State or local legal determinations, lease interpretation, and selection of a required or preferred method
  • Rent collection, tenant ledgers, late fees, deposits, concessions, taxes, and property-management workflows
  • Periods spanning more than one billing month, time-of-day possession rules, and any credit or refund entitlement

Worked example

For $1,800 monthly rent and an inclusive February 12, 2028 move-in, 18 of 29 days are chargeable. Actual-days produces $1,117.24, 30-day produces $1,080.00, annual/365 produces $1,065.21, and a user-entered $58.50 daily rate produces $1,053.00, a $64.24 spread.

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Renovation and exitclosing-costs@1.0.0

Buyer cash to close and seller proceeds before tax

Itemize one buyer or seller closing scenario and reconcile buyer cash to close, potential buyer basis additions, or seller proceeds before tax without inventing jurisdiction-specific fees.

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Inputs and units

Buyer purchase price and itemized buyer costs
USD
Buyer loan funds, deposit, credits, and other amount due
USD
Seller sale price and itemized seller costs
USD
Seller payoff obligations and other amount due
USD

Outputs and units

Buyer closing costs and potential basis additions
USD
Buyer cash to close and signed cash direction
USD and direction
Seller closing costs and payoff obligations
USD
Seller proceeds before tax and signed cash direction
USD and direction

Model assumptions

  • Buyer and seller modes describe separate sides of one US-style USD closing scenario.
  • Every cost, credit, deposit, payoff, and other adjustment is entered by the user rather than inferred from a location or percentage.
  • Potential buyer basis additions include only explicitly classified acquisition-cost lines and still require tax review.

Not modeled

  • State-specific fees, local transfer charges, customary rates, and settlement-provider estimates
  • Capital-gains, depreciation-recapture, income, withholding, and other tax calculations
  • Loan approval, legal conclusions, final settlement reconciliation, and tax-basis determinations

Worked example

A $300,000 buyer scenario with $16,000 of entered costs and $234,000 paid or credited produces $82,500 cash to close and $6,500 of potential basis additions. A separate $400,000 seller scenario with $31,000 of entered costs and $250,000 of payoff obligations produces $120,000 of proceeds before tax.

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Renovation and exitflip-profit@1.0.0

Flip profit

Separate a renovation-and-resale project’s cost layers and calculate profit, ROI, break-even sale price, and a target-profit purchase allowance.

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Inputs and units

Purchase, closing, rehab, financing, and selling costs
USD
Holding period and monthly holding costs
months and USD/month
Contingency and agent commission
%
Sale price and target profit
USD

Outputs and units

Holding, contingency, commission, and total project costs
USD
Net sale proceeds and estimated profit
USD
Project and annualized ROI
%
Break-even sale price and maximum allowable offer
USD

Model assumptions

  • Acquisition, renovation, carrying, financing, and sale inputs describe one finite project.
  • Holding costs scale linearly with the entered holding months.
  • Commission and contingency are percentages of sale price and rehab budget respectively.

Not modeled

  • Sale-price, construction-duration, buyer-demand, and financing forecasts
  • Income taxes, depreciation, opportunity cost, and irregular cash-flow timing
  • Appraisal, offer recommendation, contractor scope, and due diligence

Worked example

A six-month project with a $200,000 purchase, $50,000 rehab budget, 10% contingency, and $350,000 sale produces $47,000 estimated profit and 17.09% project ROI.

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Maintenance

How definitions stay aligned

Methodology records are checked against formula modules, schemas, fixtures, tests, calculator pages, reports, and guides. Learn how source review and result-changing corrections are handled.

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