Free tools for every stage of deal analysis
From quick deal screening to full institutional-grade underwriting — analyze any real estate or business investment with DealForge's free calculator suite. No login required for the quick calculators.
Run a full rental property analysis — cash flow, cap rate, cash-on-cash return, and DSCR — in under 60 seconds. Ideal for screening single-family, duplex, and small multifamily deals.
Example use case
You find a $240K duplex listed at $1,200/unit. Plug in the numbers to see if it cash flows after expenses and debt service — before you schedule a showing.
Calculate capitalization rate to compare properties independent of financing. Instantly see how much income a property generates per dollar of price.
Example use case
Comparing two 4-plexes at different prices? Cap rate strips out financing so you can see which property is the better income producer on a level playing field.
Measure the return on your actual cash invested — after mortgage payments. See how leverage amplifies (or destroys) your returns compared to an all-cash purchase.
Example use case
You’re putting $65K into a deal (down payment + closing + rehab). Calculate whether the annual cash flow justifies tying up that capital vs. other investments.
Check whether a property generates enough income to qualify for a DSCR loan. See exactly where your deal falls against common lender thresholds (1.0, 1.25, 1.5+).
Example use case
Applying for a DSCR loan with no income verification? This tells you if the property’s NOI covers the debt service before you apply.
Analyze short-term rental profitability using nightly rate, occupancy, cleaning costs, and management fees. Includes breakeven occupancy and revenue premium vs. long-term rental.
Example use case
A beachfront condo could rent for $185/night at 65% occupancy. Is that enough to beat a $1,800/month long-term lease after factoring in STR expenses and seasonality?
Compare all four rental strategies on the same property: pure Airbnb, mid-term rental, long-term lease, and the seasonal hybrid. Models the full expense difference between each strategy.
Example use case
A coastal property earns $165/night at 73% peak occupancy — but only 38% in winter. Would a hybrid (STR peak season + travel nurse MTR in the slow months) produce better annual NOI than running Airbnb year-round?
Analyze rental arbitrage deals without buying property. Enter monthly rent, nightly rate, and occupancy to calculate monthly profit, annual ROI on setup costs, and breakeven occupancy.
Example use case
A landlord offers you a 2BR at $2,200/month to sublet on Airbnb. At $175/night and 65% occupancy, does the spread cover rent, cleaning, and furnishing costs — and how long until setup costs pay back?
Calculate net profit, ROI, annualized return, and break-even sale price for any house flip. Models hard money financing, rehab contingency, carrying costs, and selling expenses — with an automatic 70% rule check.
Example use case
You find a distressed SFR at $185K with a $300K ARV and $40K in repairs. After 12% hard money, points, carrying costs, and 8% selling costs — does the deal actually pencil?
Calculate the maximum allowable offer for flips, BRRRR, and rental properties. Works backwards from your target returns to find the most you should pay — before you negotiate.
Example use case
A wholesaler sends you a flip at $180K with an ARV of $300K needing $40K in repairs. Is $180K too high? Plug in your costs and profit target to find out instantly.
Calculate total return on investment including cash flow, appreciation, and principal paydown over your hold period. See both total and annualized ROI.
Example use case
A deal cash flows at only 5% CoC — but after 5 years of 3% appreciation and loan paydown, total ROI is 73%. This calculator shows you the complete picture.
Calculate internal rate of return accounting for cash flow timing, growth, and exit proceeds. The metric institutional investors use to compare opportunities.
Example use case
Comparing a 3-year flip against a 7-year hold. IRR normalizes both to an equivalent annual return so you can make an apples-to-apples comparison.
Model the full Buy, Rehab, Rent, Refinance, Repeat cycle. See your total all-in cost, cash returned at refinance, capital recycled, post-refi cash flow, DSCR, and cash-on-cash return — all in one place.
Example use case
You find a distressed duplex at $185K with a $280K ARV and $45K rehab. Does a 75% LTV refi return enough capital to recycle into your next deal while still cash flowing?
Complete investment underwriting: cash flow projections, 8 financial metrics, risk diagnostics, scenario modeling, and lender-ready reports. Supports rental, business, hybrid, and development deals.
Example use case
You’re under contract on an 8-unit apartment. Run the full analysis — sensitivity grid, recession stress test, and amortization schedule — then export a lender packet.
Each tool focuses on a different part of the investment analysis process. Here's a quick guide.
| Tool | Best For | Primary Metric |
|---|---|---|
| Rental Property Calculator | Quick deal screening | Cash flow |
| Cap Rate Calculator | Comparing properties at different prices | Cap rate |
| Cash-on-Cash Calculator | Measuring leveraged returns | Cash yield |
| DSCR Calculator | Loan qualification | Debt coverage ratio |
| Airbnb Calculator | Short-term rental analysis | Occupancy & STR revenue |
| Max Offer Calculator | Pre-offer pricing | Maximum allowable offer |
| ROI Calculator | Total return over hold period | Total & annualized ROI |
| IRR Calculator | Time-weighted return analysis | Internal rate of return |
| Full Deal Analyzer | Complete underwriting | Multi-metric (8 KPIs) |
Each calculator answers a specific question. Together, they give you a complete picture of any investment.
Get a quick read on whether a deal is worth pursuing. If cash flow is negative or cap rate is below your threshold, move on.
Use cap rate to compare properties at different prices, and cash-on-cash to see how leverage affects your actual return on invested capital.
Before applying for financing, verify the property generates enough income to meet lender requirements — typically 1.20–1.25× debt service.
Run the complete analysis: sensitivity grids, scenario modeling, risk diagnostics, and lender-ready PDF reports — all in one place.
In-depth guides that pair with the calculators above.
The calculators above are free and instant. For scenario modeling, risk diagnostics, amortization schedules, and lender-ready reports — create a free DealForge account.
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