Tools
Real Estate Investment Calculators
Run the numbers before you commit capital. Our calculators help you analyze deals with confidence.
BRRRR Calculator
Calculate capital recovery, cash-on-cash return, monthly cash flow, and feasibility score for Buy, Rehab, Rent, Refinance, Repeat deals.
Open Calculator →Rental ROI Calculator
Analyze buy-and-hold returns including cap rate, cash flow, cash-on-cash return, DSCR, and total return projections.
Open Calculator →Fix & Flip Calculator
Estimate flip profit margins, holding costs, rehab budgets, and break-even timelines for fix-and-flip projects.
Open Calculator →Which Calculator Should You Use?
Every investment strategy measures returns differently. A buy-and-hold rental lives or dies by monthly cash flow and cap rate. A flip is judged on gross profit margin after rehab. A BRRRR deal is about how much capital you get back on the refinance. Use the calculator that matches your strategy — not a one-size-fits-all spreadsheet.
Rental ROI Calculator
Best for: Buy-and-hold rentals, turnkey properties, Section 8, long-term cash flow investments.
Outputs: Monthly cash flow, cap rate, cash-on-cash return, DSCR, 30-year total return projection.
BRRRR Calculator
Best for: Buy-Rehab-Rent-Refinance-Repeat deals where the goal is to recycle capital out on the refinance.
Outputs: Capital recovered at refinance, post-refi cash-on-cash, feasibility score, monthly cash flow once stabilized.
Fix & Flip Calculator
Best for: Short-term flips, wholesale-to-flip pipelines, value-add projects where you plan to sell within 12 months.
Outputs: Net profit, ROI, holding costs, maximum allowable offer (MAO), break-even price.
Key Metrics Explained
- Cap Rate
- Net operating income divided by purchase price. A quick read on unlevered yield — independent of how you finance the deal. Useful for comparing two properties head-to-head.
- Cash-on-Cash Return
- Annual pre-tax cash flow divided by cash invested. This is the return you actually feel in your bank account. Investors typically target 8%+ on stabilized rentals.
- DSCR (Debt Service Coverage Ratio)
- NOI divided by annual debt service. Most DSCR lenders require 1.20–1.25x minimum. Below 1.0 means the property doesn't generate enough income to cover its own mortgage.
- ARV (After-Repair Value)
- Projected resale or refinance appraisal value after renovations. The cornerstone of every flip and BRRRR deal. Conservative comps beat optimistic assumptions every time.
- Maximum Allowable Offer (MAO)
- The highest price you can pay and still hit your target profit. Classic flip formula: MAO = (ARV × 0.70) − rehab costs. Stretches from there depending on market and margin tolerance.
Why These Calculators Beat Spreadsheets
Most investors cobble together their own Excel models. They work — until they don't. Spreadsheets hide errors, skip edge cases, and grow stale the moment you copy them for a new deal. Our calculators enforce the right inputs for the right strategy, flag obvious risks (low DSCR, negative cash flow, thin margins), and surface the metrics that actually matter. No signup, no paywall, no email required.
Need more than a calculator? xREI scores every property against your full investment criteria across nine strategies, tracks your deal pipeline, and handles portfolio analytics across all your holdings. See how xREI works →