Acquisition
$
%
$
Financing
%
years
Income (Monthly)
$
$
%
Operating Expenses (Annual)
$
State-average rate — and the averages are computed on owner-occupied homes with homestead caps. A rental or flip usually pays more. Pull the parcel’s actual bill and the county’s post-sale estimate before leaning on this number.
$
$
%
%
%
The Deal start here
$
$
$
mo
Repair estimator
sf
$/sf
Pick a scope above, or type your own cost per foot.
Or build it item-by-item $0
Main Loan
%
%
Points & gap financing
%
$
%
%
Closing & holding costs
Line items $0
$
$
$
$
$
$
$
$
$
$
State-average rate — and the averages are computed on owner-occupied homes with homestead caps. A rental or flip usually pays more. Pull the parcel’s actual bill and the county’s post-sale estimate before leaning on this number.
$
Resale
%
Resale closing costs
Resale closing line items $0
$
$
$
$
$
$
$
Underwriting Rule
%
BRRRR Option
Hold & Exit
Takes the property from Buy & Hold and runs it forward — what it earns each year, what it sells for, and what you actually made. Change the property on the Buy & Hold tab; change the assumptions here.
Enter a property on the Buy & Hold tab first — price,
rent and financing all come from there.
| Price | — | Rent | — |
| Loan | — | Year 1 NOI | — |
The Hold
yrs
%
Growth Assumptions these are guesses
%
%
%
Nobody knows what any of these will be. Run it at zero appreciation as well — a deal that only works on appreciation is a bet on the market, not on the property.
Reverse Offer Calculator
Tell it the return you need — it solves backward for the maximum price you can pay.
Exit Assumptions
$
$
Target Returns
%
%
$
Income & Expenses (Annual)
$
$
Target Return
%
Financing
%
%
years
Upfront Costs
$
$
The Deal start here
$
$
$
$
mo
Improvement estimator
$/sf
Pick a scope above, or type your own cost per foot.
Or build it item-by-item $0
Main Loan
%
%
Points & gap financing
%
$
%
%
Closing & holding costs
Line items $0
$
$
$
$
$
$
$
$
$
$
State-average rate — and the averages are computed on owner-occupied homes with homestead caps. A rental or flip usually pays more. Pull the parcel’s actual bill and the county’s post-sale estimate before leaning on this number.
$
Resale
%
Resale closing costs
Resale closing line items $0
$
$
$
$
$
$
$
Underwriting Rule
%
BRRRR Option
Reverse Offer Calculator
Business acquisitions are usually bound by what the cash flow can support, not by comps — solve for the maximum price the numbers allow.
Earnings
$
$
Lending
%
years
%
Adjustments
$
Cash Flow
$
Lending
%
years
%
Business
Acquisition
$
%
$
Financing
%
years
Income (Annual) describe the revenue types
$
$
%
Operating Expenses (Annual)
$
State-average rate — and the averages are computed on owner-occupied homes with homestead caps. A rental or flip usually pays more. Pull the parcel’s actual bill and the county’s post-sale estimate before leaning on this number.
$
$
$
$
$
%
%
%
South Ocean Realty · Deal Analysis
Deal Analysis
Investor plan
Your numbers are ready
Keep entering the deal — the analysis is running. Subscribe to see it.
Approximate figures only. Your lender's Loan Estimate and the closing agent's settlement statement are the real numbers.
What You'll Need
Cash to Close
$0
Monthly Payment
$0
Cash to Close
| Down Payment | $0 |
| Estimated Closing Costs | $0 |
| Less: Seller Credits | $0 |
| Less: Earnest Money Already Paid | $0 |
| Cash Due at Closing | $0 |
Monthly Payment
| Principal & Interest | $0 |
| Property Taxes | $0 |
| Homeowners Insurance | $0 |
| Mortgage Insurance | $0 |
| HOA / Condo Fees | $0 |
| Total Monthly Payment | $0 |
| Loan Amount | $0 |
Worth knowing before you commit
FHA mortgage insurance may never go away.
On an FHA loan with less than 10% down, mortgage insurance lasts the
entire life of the loan — it does not fall off when you reach
20% equity. Put 10% or more down and it ends after 11 years.
What to do about it: compare a conventional loan,
where PMI can be cancelled at 20% equity and must end automatically at
22%. If you already have an FHA loan, refinancing to conventional once
you have equity is the usual way out. Ask your lender to quote both.
Conventional PMI is cancellable — but not automatically at 20%.
You can request cancellation at 20% equity based on the original
value. The lender only has to drop it on its own at 22%.
What to do about it: diarise it. Work out roughly when
your balance hits 80% of the original price and write to your servicer.
Waiting for automatic termination costs you the difference.
Your closing costs here are a state average.
The real figure comes from your lender's Loan Estimate, which they must
provide within three business days of your application.
What to do about it: get Loan Estimates from more than
one lender and compare page 2 side by side. Lender fees vary far more than
rates do.
Taxes usually go up after you buy.
This estimate uses the state average against the purchase price. In much of
Florida the assessed value resets on sale, so the seller's current bill can
be far lower than yours will be.
What to do about it: ask the county property appraiser
what the taxes will be at your purchase price, and check whether homestead
exemption applies to you.
Approximate figures only. A cap rate is a market opinion, not a fact — confirm it against recent comparable sales, and have the income and expenses verified before relying on this.
Value
Net Operating Income
$0
Price
$0
Cap Rate
0.00%
How That Works Out annual
| Gross Income | $0 |
| Less: Operating Expenses | $0 |
| Net Operating Income | $0 |
| Expense Ratio | 0.00% |
What a Different Cap Rate Would Pay
Approximate figures only. Your closing agent's settlement statement is the real number, and your payoff must be confirmed with your lender.
What You'll Walk Away With
Estimated Net Proceeds
$0
Total Cost of Sale
$0
Where the Money Goes
| Sale Price | $0 |
| Less: Commission | $0 |
| Less: Seller Closing Costs | $0 |
| Less: Repairs & Concessions | $0 |
| Less: Other Costs | $0 |
| Proceeds Before Payoff | $0 |
| Less: Mortgage Payoff | $0 |
| Less: Second Mortgage / HELOC | $0 |
| Estimated Net Proceeds | $0 |
Percentages
| Cost of Sale as % of Price | 0.00% |
| Net Proceeds as % of Price | 0.00% |
Worth knowing before you list
Your payoff is not your balance.
The figure on your statement doesn't include interest accruing to the
closing date, and may not include a recording or wire fee.
What to do about it: request a written payoff quote
good through your expected closing date, not just your last statement.
Property taxes get prorated, and it can go either way.
Florida bills in arrears, so a seller usually credits the buyer for the
part of the year they owned the home. It's a real line on your settlement
statement and this calculator doesn't include it.
What to do about it: add it under Other Costs once
your closing agent estimates it — on a mid-year closing it's often several
thousand dollars.
Commission is negotiable, and how it's shared has changed.
Following the 2024 NAR settlement, buyer-agent compensation is no longer
advertised on the MLS and is negotiated separately.
What to do about it: be explicit about what you're
paying your own broker and what, if anything, you'll offer a buyer's agent.
Enter the total you expect to pay.
You may owe nothing in tax on the gain — or you may.
If the home was your primary residence for two of the last five years, an
individual can generally exclude up to $250,000 of gain and a married
couple filing jointly up to $500,000.
What to do about it: this is genuinely a CPA question,
especially for an investment property, an inherited home, or one you've
rented out. Don't guess on it.
Stress Test
NOI
$0
Cash on Cash
0%
Cap Rate
0%
Monthly Cash Flow
$0
Positive Leverage
Cap Rate
0%
NOI ÷ Price
Cash on Cash
0%
Annual CF ÷ Cash In
DSCR
0.00
NOI ÷ Debt Service
NOI (Annual)
$0
EGI − OpEx
Loan Constant
0%
Debt Svc ÷ Loan
Break-Even Ratio
0%
(OpEx+Debt) ÷ PGI
What these numbers mean
- Cap rate
- Net operating income divided by price, ignoring the loan entirely. It only means something against what comparable properties in the same market actually trade at — a 7% cap is strong in one city and weak in another.
- Cash-on-cash
- First-year cash flow divided by the cash you put in. Unlike cap rate it accounts for the mortgage, so it is what your money actually earned in year one.
- DSCR
- Net operating income divided by the loan payments. Below 1.00 the rent does not cover the mortgage. Lenders on investment property commonly look for 1.20 or higher.
- Break-even ratio
- The share of gross rent consumed by expenses plus the mortgage. Above 100% the property loses money before a single vacancy.
- Loan constant
- Annual debt service as a percentage of the loan. When it exceeds the cap rate, borrowing is costing more than the property earns — the loan is working against you.
General definitions, not advice about your deal. What counts as a good number varies by market, property type and your goals.
Income & Expense Detail
| Potential Gross Income (PGI) | $0 |
| Less: Vacancy & Credit Loss | $0 |
| Effective Gross Income (EGI) | $0 |
| Less: Operating Expenses | $0 |
| Net Operating Income (NOI) | $0 |
| Less: Annual Debt Service (P&I) | $0 |
| Cash Flow Before Tax (Annual) | $0 |
Financing Summary
| Loan Amount | $0 |
| Monthly Principal & Interest | $0 |
| Total Cash Invested | $0 |
| Operating Expense Ratio | 0% |
| Est. Property Tax Rate Used | — |
Reading these numbers — Cap rate measures the property's return unlevered; cash-on-cash measures your actual return on the money you put in. A DSCR under 1.0 means the property isn't covering its own mortgage from operations. Property tax is estimated from the state average rate — confirm the actual assessed value and millage with the county appraiser.
Deal Check—
Target Min. Profit$0
Projected Profit$0
Difference$0
Net Profit at Resale
$0
Enter a price
ROI on Cash Invested
0%
Profit ÷ Cash In
Annualized ROI
0%
Scaled to hold period
Profit Margin
0%
Profit ÷ ARV
Total Project Cost
$0
All-in basis
TPC as % of ARV
0%
Lower is safer
Max Offer (Rule)
$0
80% rule
Project Cost Basis
| Purchase Price | $0 |
| Rehab Budget | $0 |
| Purchase Closing Costs (itemized) | $0 |
| Main Loan Points | $0 |
| Gap Loan Points | $0 |
| Holding Costs (interest + carry) | $0 |
| Total Project Cost (TPC) | $0 |
Resale Proceeds
| ARV (Resale Value) | $0 |
| Less: Sales Commission | $0 |
| Less: Resale Closing Costs (itemized) | $0 |
| Net Resale Proceeds | $0 |
| Less: Total Project Cost | $0 |
| Net Profit | $0 |
Financing Stack
| Main Loan Amount | $0 |
| Gap Loan Amount | $0 |
| Cash Invested (equity) | $0 |
BRRRR — Refinance & Hold Instead
| Refinance Loan Amount | $0 |
| Less: Payoff of Main + Gap Loans | $0 |
| Less: Refinance Points | $0 |
| Less: Refinance Closing Costs (itemized) | $0 |
| Cash Out at Refinance | $0 |
| Cash Left In Deal | $0 |
| New Monthly P&I Payment | $0 |
Rental Cash Flow After Refinance annual
| Gross Rental Income | $0 |
| Less: Vacancy & Credit Loss | $0 |
| Effective Gross Income | $0 |
| Less: Taxes, Insurance, Utilities & HOA | $0 |
| Less: Repairs & Maintenance | $0 |
| Less: Property Management | $0 |
| Less: CapEx Reserves | $0 |
| Net Operating Income | $0 |
| Less: Annual Debt Service | $0 |
| Monthly Cash Flow After Refi | $0 |
| DSCR After Refinance | 0.00 |
| Cash-on-Cash on Cash Left In | 0% |
Reading these numbers — The rule-of-thumb max offer keeps purchase plus rehab under the chosen percentage of ARV, leaving margin for holding costs, commissions, and surprises. If cash invested is negative, the deal is more than fully financed by the loan stack — double-check that structure with your lender.
Total Profit Over the Hold
$0
Enter a property
IRR
—
Annualised, timing-aware
Equity Multiple
—
Returned ÷ invested
Avg Annual Return
—
Profit ÷ cash ÷ years
Break-even if Sold
—
First year you’d clear costs
At Sale
| Sale Price | $0 |
| Less: Selling Costs | $0 |
| Less: Loan Balance Remaining | $0 |
| Net Sale Proceeds | $0 |
What You Made
| Cumulative Cash Flow | $0 |
| Net Sale Proceeds | $0 |
| Less: Cash Invested | $0 |
| Total Profit | $0 |
Year by Year
| Yr | Rent | NOI | Debt | Cash Flow | Value | Loan | Equity |
|---|
What these numbers mean
- IRR
- The annual rate that makes the money going out and the money coming back balance, with timing taken into account. It is the only figure here that compares a five-year rental against a six-month flip honestly, because a dollar returned sooner is worth more than one returned later.
- Equity multiple
- Total dollars returned divided by total dollars invested. 2.0× means the money came back twice over. It ignores timing entirely, which is why it is read alongside IRR rather than instead of it.
- Break-even if sold
- The first year in which selling would return at least what went in, after selling costs and paying off the loan. Early years are usually under water because commission and closing costs come off the top.
- Cumulative cash flow
- Every year’s cash flow added up across the hold. Where cash flow is negative this is money fed into the property, and it counts against the profit at the end.
General definitions, not advice about your deal.
These are projections, not forecasts. Appreciation, rent
growth and expense growth are assumptions you entered, and small changes to them move the
answer a great deal. Nothing here accounts for tax — depreciation,
depreciation recapture and capital gains materially change what you actually keep, and
they depend on your circumstances. Ask a CPA before acting on any of it.
Maximum Allowable Offer
$0
Enter your numbers to solve for price
How This Was Calculated
| After Repair Value (ARV) | $0 |
| Less: Target Profit Margin | $0 |
| Less: Closing Costs + Commissions | $0 |
| Less: Rehab Budget | $0 |
| Less: Wholesale / Assignment Fee | $0 |
| Maximum Allowable Offer | $0 |
Reading this — This is the classic wholesaler/flipper formula: start from what it will sell for, back out your profit, your transaction costs, your rehab budget, and any assignment fee — what's left is the most you can pay today.
How This Was Calculated
| Net Operating Income (NOI) | $0 |
| Annual Loan Constant | 0% |
| Resulting Loan-to-Value | 0% |
| Maximum Allowable Offer | $0 |
At This Price
| Resulting Loan Amount | $0 |
| Annual Debt Service | $0 |
| Total Cash Required | $0 |
| Actual Cash-on-Cash at This Price | 0% |
Reading this — This solves algebraically for the one purchase price where your target cash-on-cash return exactly works, given your down payment, rate, and term. Pay more than this and your return falls short of target; pay less and you beat it.
Deal Check—
Target Min. Profit$0
Projected Profit$0
Difference$0
Net Profit at Resale
$0
Enter a price
ROI on Cash Invested
0%
Profit ÷ Cash In
Annualized ROI
0%
Scaled to hold period
Profit Margin
0%
Profit ÷ Resale Value
Total Project Cost
$0
All-in basis
TPC as % of Resale Value
0%
Lower is safer
Max Offer (Rule)
$0
80% rule
Project Cost Basis
| Purchase Price | $0 |
| Improvement Budget | $0 |
| Purchase Closing Costs (itemized) | $0 |
| Main Loan Points | $0 |
| Gap Loan Points | $0 |
| Holding Costs (interest + carry) | $0 |
| Total Project Cost (TPC) | $0 |
Resale Proceeds
| Resale Value | $0 |
| Less: Broker Commission | $0 |
| Less: Resale Closing Costs (itemized) | $0 |
| Net Resale Proceeds | $0 |
| Less: Total Project Cost | $0 |
| Net Profit | $0 |
Financing Stack
| Main Loan Amount | $0 |
| Gap Loan Amount | $0 |
| Cash Invested (equity) | $0 |
BRRRR — Refinance & Hold Instead
| Refinance Loan Amount | $0 |
| Less: Payoff of Main + Gap Loans | $0 |
| Less: Refinance Points | $0 |
| Less: Refinance Closing Costs (itemized) | $0 |
| Cash Out at Refinance | $0 |
| Cash Left In Deal | $0 |
| New Monthly P&I Payment | $0 |
Rental Cash Flow After Refinance annual
| Gross Rental Income | $0 |
| Less: Vacancy & Credit Loss | $0 |
| Effective Gross Income | $0 |
| Less: Taxes, Insurance, Utilities & Fixed | $0 |
| Less: Repairs & Maintenance | $0 |
| Less: Management | $0 |
| Less: CapEx Reserves | $0 |
| Net Operating Income | $0 |
| Less: Annual Debt Service | $0 |
| Monthly Cash Flow After Refi | $0 |
| DSCR After Refinance | 0.00 |
| Cash-on-Cash on Cash Left In | 0% |
Reading these numbers — The max offer rule subtracts both the improvement budget and any manager/payroll cost you'd need to replace, then applies the rule percentage to the resale value — a nod to the fact that a business generates income differently than a simple house flip.
Maximum Allowable Offer
$0
Enter your numbers to solve for price
Step-by-Step
| Seller's Discretionary Earnings (SDE) | $0 |
| Less: Target Owner Salary | $0 |
| Available Cash Flow for Debt Service | $0 |
| Max Allowable Annual Debt Service (÷ DSCR) | $0 |
| Max Monthly Debt Payment | $0 |
| Maximum Loan Amount | $0 |
| Gross Enterprise Value (loan ÷ (1 − down%)) | $0 |
| Less: Unfunded CapEx / Working Capital | $0 |
| Maximum Allowable Offer | $0 |
Reading this — This is the SBA 7(a) lender's-eye view: the business first has to pay the buyer a fair salary, then what's left has to cover the loan payment with room to spare (the DSCR cushion). Everything else — the multiple, the "market value" — is downstream of whether the cash flow can actually carry the debt.
Step-by-Step
| Net Operating Income (NOI) | $0 |
| Max Allowable Annual Debt Service (÷ DSCR) | $0 |
| Maximum Loan Amount | $0 |
| Maximum Allowable Offer (loan ÷ max LTV) | $0 |
Reading this — Standard commercial underwriting: the lender caps the loan at whatever annual debt service the NOI can cover at your required DSCR, then the purchase price is bound by the lender's max loan-to-value on top of that loan.
Stress Test
NOI
$0
Cash on Cash
0%
Cap Rate
0%
Monthly Cash Flow
$0
Positive Leverage
Cap Rate
0%
NOI ÷ Price
Cash on Cash
0%
Annual CF ÷ Cash In
DSCR
0.00
NOI ÷ Debt Service
NOI (Annual)
$0
EGI − OpEx
Loan Constant
0%
Debt Svc ÷ Loan
Break-Even Ratio
0%
(OpEx+Debt) ÷ PGI
Operating Expense Ratio
0%
OpEx ÷ EGI
Expense / Sq Ft
$0
OpEx ÷ Sq Ft
Price / Sq Ft
$0
Price ÷ Sq Ft
What these numbers mean
- Cap rate
- Net operating income divided by price, ignoring the loan entirely. It only means something against what comparable properties in the same market actually trade at — a 7% cap is strong in one city and weak in another.
- Cash-on-cash
- First-year cash flow divided by the cash you put in. Unlike cap rate it accounts for the mortgage, so it is what your money actually earned in year one.
- DSCR
- Net operating income divided by the loan payments. Below 1.00 the rent does not cover the mortgage. Lenders on investment property commonly look for 1.20 or higher.
- Break-even ratio
- The share of gross rent consumed by expenses plus the mortgage. Above 100% the property loses money before a single vacancy.
- Loan constant
- Annual debt service as a percentage of the loan. When it exceeds the cap rate, borrowing is costing more than the property earns — the loan is working against you.
General definitions, not advice about your deal. What counts as a good number varies by market, property type and your goals.
Income & Expense Detail
| Primary Revenue | $0 |
| Other / Ancillary Income | $0 |
| Potential Gross Income (PGI) | $0 |
| Less: Vacancy & Collection Loss | $0 |
| Effective Gross Income (EGI) | $0 |
| Less: Operating Expenses | $0 |
| Net Operating Income (NOI) | $0 |
| Less: Annual Debt Service | $0 |
| Cash Flow Before Tax (Annual) | $0 |
Financing Summary
| Loan Amount | $0 |
| Monthly Principal & Interest | $0 |
| Total Cash Invested | $0 |
| Est. Property Tax Rate Used | — |
Reading these numbers — These are the same underwriting ratios appraisers and lenders use for commercial income property: cap rate, DSCR, loan constant, and break-even ratio. Positive leverage means your cap rate is higher than your loan constant — the debt is helping your return, not hurting it.