Real Estate Deal Analyzer
Analyze a flip or BRRRR deal end to end: project cost against after-repair value, the hard-money cash you need to run it, the takeout refinance, and the monthly rental cash flow it leaves.
Potential profit (before financing carry)
$182,50024.3% margin
20–25% — flip or partial BRRRR.
The deal
What it sells for on today's comps.
Of ARV — agent commissions, sales costs, taxes. ~9% typical.
Cost breakdown
- Total construction budget
- $100,000
- Project costs (land + build)
- $500,000
- Sales & property costs
- $67,500
- Land cost % of ARV
- 53.3%
- Combined cost % of ARV
- 66.7%
Hard money / takedown
Short-term acquisition + rehab loan and the cash you need on hand.
Per month during the carry.
Of construction budget, for surprises.
- Loan principal
- $400,000
- Monthly loan payment
- $3,333
- Carry cost subtotal
- $32,700
- Total down (down + points + fees)
- $112,000
- Reserve
- $20,000
- Cash needed to run the deal
- $164,700
Takeout refinance & BRRRR
The long-term mortgage after rehab, and the rental cash flow it leaves.
Equity you must keep in; the rest is financed.
Of rent; 8–10% typical if managed.
- Refinance loan amount
- $562,500
- Monthly principal + interest
- $3,555
- Monthly payment (PITI)
- $3,989
- Monthly cash flow
- $3,011
Running the numbers is step one. A deal that pencils out still depends on an accurate ARV, real contractor bids, and financing you can actually get. Use this to screen deals fast and to structure the ones worth pursuing.
How the deal analysis works
The deal tab starts from the two numbers you control at acquisition — the purchase price and the construction budget (cost per square foot times square footage) — and compares their sum, the project cost, against the property’s after-repair value. Subtract sales and property costs (agent commissions, closing, taxes — roughly 9% of ARV) and what’s left is your potential profit before any financing carry. The margin that profit represents drives the deal grade, from a full-BRRRR 25%+ down to a thin retail sub-10%.
Financing is modeled in two stages, the way most flips and BRRRR deals are actually funded. First a short-term hard-money loan carries the acquisition and rehab: the calculator totals the down payment, points, fees, monthly carry over your expected hold, and a reserve for surprises into the real cash you need on hand — which is almost always more than the down payment alone. Then a takeout refinance replaces that short-term loan with a long-term mortgage sized off the ARV, and the BRRRR cash-flow figure shows what monthly rent is left after the mortgage (PITI) and property management.
Reading the return comparison
Profit alone doesn’t tell you whether a deal is good — you have to weigh it against the cash and time it ties up. Gross profit margin (profit ÷ ARV) tells you how much cushion the deal has. Cash-on-cash (profit ÷ cash invested) is the return on the money you actually put in. And because a fast flip and a slow hold aren’t comparable at face value, the annualized cash-on-cash rate scales the return to a full year so you can rank very different deals side by side.
Frequently asked questions
Educational tool only. Cost, rate, and market assumptions are suggestive starting points — verify every input with your own contractors, lenders, and agents before making an offer. Not investment, tax, or legal advice.