Free deal calculators
Run your numbers like your bookkeeper would
Nine calculators, the same math we run for clients. Results update as you type.
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- Email yourself the results
- Amortization schedule in Excel
Flip profit & max offer
What the flip nets after financing, holding, and selling costs, and whether your price clears the 70% rule.
Net profit
—
| After-repair value | — |
|---|---|
| Purchase price | — |
| Buy-side closing | — |
| Rehab | — |
| Cost of money (points + interest) | — |
| Holding costs | — |
| Selling costs (commission + closing) | — |
| Net profit | — |
| Returns & financing | |
| Cash invested | — |
| ROI on cash | — |
| Annualized ROI | — |
| Loan amount | — |
| 70% rule max offer (MAO) | — |
Estimates only. Verify every deal with your own numbers, your lender, and your CPA.
The month-to-month version of this math (budget vs. actual per phase, draw tracking) is in the free Flip Profit Calculator spreadsheet.
Your books should show this P&L per project in real time, not at tax season. If yours can’t, that’s fixable.
Book a diagnosticHard money carry
Points, fees, and interest on a hard money loan, added up over the hold.
Total cost of money
—
| Points | — |
|---|---|
| Monthly interest | — |
| Total interest over hold | — |
| Total cost of money | — |
| Carry per month held | — |
| Effective annualized cost | — |
Estimates only. Verify every deal with your own numbers, your lender, and your CPA.
Every month of hold costs you the carry number. That’s why schedule slips are profit killers. In your books, all of this belongs in project holding costs, not “bank fees.”
If your cost of money is buried in “bank fees,” your flip profit is a guess. We split it out per project so it isn’t.
Book a diagnosticLender ready LTC/LTV
Whether a private or hard money lender’s LTC and LTV limits cover the loan you need.
Loan needed = purchase + reno − your down payment. Lenders test that loan two ways: against total cost (LTC) and against ARV (LTV). Both must pass.
Verdict
—
| Total project cost | — |
|---|---|
| Loan needed | — |
| Loan-to-cost (LTC) | — |
| Loan-to-value (LTV vs ARV) | — |
| Verdict | — |
| Extra down payment to qualify | — |
Estimates only. Verify every deal with your own numbers, your lender, and your CPA.
Safety zones vary by lender: many go to 90% LTC or 75% LTV for experienced borrowers. Whichever ratio binds first sets your maximum loan. These are screening numbers, not a term sheet.
Clean books get faster funding. We get your proformas and draw schedules ready for a lender’s review.
Book a diagnosticCash conversion cycle
How many days your capital sits in a flip, and how many deals a year it can do.
Vendor & draw float = days other people’s money carries the project before yours goes out: vendor payment terms plus the lag between paying for work and getting the draw reimbursed. More float, shorter cycle.
Cash conversion cycle
—
| Days of capital committed (reno + sale) | — |
|---|---|
| Less: vendor & draw float | — |
| Cash conversion cycle | — |
| In months | — |
| Max deal cycles per year (same capital) | — |
Estimates only. Verify every deal with your own numbers, your lender, and your CPA.
Every day of renovation slip or extra days on market extends the cycle 1-for-1, and the cycle is what caps how many deals your capital can do per year. That variance is an operations number your books should surface weekly.
If your books only show this after the sale, we can build the weekly tracking.
Book a diagnosticRental cash flow
Monthly cash flow, NOI, cap rate, and cash-on-cash return on a buy-and-hold.
Monthly cash flow
—
| Monthly debt service (P&I) | — |
|---|---|
| NOI (annual) | — |
| Cap rate | — |
| Monthly cash flow | — |
| Cash-on-cash return | — |
| 1% rule check | — |
Estimates only. Verify every deal with your own numbers, your lender, and your CPA.
NOI = income after vacancy, management, repairs, taxes, insurance, HOA. Before debt service and CapEx reserves. Cash flow subtracts both.
Per-property cash flow like this, every month, straight from clean books. That’s the whole service.
See pricingBRRRR
How much of your cash stays in the deal after the refi, and what the property cash flows.
Cash left in deal
—
| Total project cost | — |
|---|---|
| Refi loan (cash back at refi) | — |
| Cash left in deal | — |
| Equity position after refi | — |
| New monthly payment (P&I) | — |
| Monthly cash flow | — |
| Cash-on-cash return | — |
Estimates only. Verify every deal with your own numbers, your lender, and your CPA.
If the refi returns all your cash, cash-on-cash is effectively infinite. The deal recycles your capital into the next one. That’s the whole strategy.
Refi lenders want seasoned, clean rental financials. Get your books lender-ready before you apply, not the week the appraisal lands.
Book a diagnosticDSCR
The ratio a DSCR lender runs on your rental, and the most they’ll lend at their minimum.
DSCR
—
| Monthly NOI | — |
|---|---|
| Monthly debt service (P&I) | — |
| DSCR | — |
| Verdict at required DSCR | — |
| Max loan at required DSCR | — |
Estimates only. Verify every deal with your own numbers, your lender, and your CPA.
Lenders compute DSCR from your books, not your memory. Clean per-property financials are what make this number provable. Here’s how we keep them for landlords.
Need DSCR-ready financials a lender won’t kick back? That’s literally the job.
Book a diagnosticStaggered breakeven
When a two-unit property stops burning cash as the units lease up one at a time.
Holding cost = everything you pay whether units are rented or not: debt service, property taxes, insurance, utilities on vacants.
Cash consumed getting there
—
| Burn with both units offline | — |
|---|---|
| Burn after unit 1 is leased | — |
| Net after both units online | — |
| Rents cover holding from | — |
| Cash consumed getting there | — |
First 12 months. Red = negative month, green = cash-flow positive.
Estimates only. Verify every deal with your own numbers, your lender, and your CPA.
Every week unit 2’s turn slips, the burn phase stretches and the cash-consumed number grows. That’s why turn timelines belong next to the budget, not in a text thread with your GC.
Staggered flips require splitting site-wide CapEx from unit-specific turns. If your books can’t do this, let’s talk.
Book a diagnosticLoan amortization
Monthly payment, the interest and principal split, and what extra principal saves.
Fixed-rate, fully amortizing P&I. Taxes, insurance, and escrow are separate. They belong in their own accounts, not blended into “the mortgage payment.”
Monthly payment (P&I)
—
| Monthly payment (P&I) | — |
|---|---|
| First payment: interest / principal | — |
| Principal paid after 5 years | — |
| Balance after 5 years | — |
| Total interest over full term | — |
| Payoff with extra principal | — |
| Interest saved with extra principal | — |
Estimates only. Verify every deal with your own numbers, your lender, and your CPA.
Show the first 3 years, month by month
| Payment # | Payment | Interest | Principal | Balance |
|---|
Includes any extra principal entered above. This split, interest to expense and principal against the loan, is exactly what should hit your books every month.
Early payments are mostly interest. That’s why the 5-year numbers matter more than the 30-year ones for most investors: they show your real equity build over a typical hold.
In clean books every payment splits three ways: interest to expense, principal to the loan, escrow to its own account. One lump to “Mortgage Expense” is how equity hides.
Book a diagnosticCalculator questions, answered
What is the 70% rule in house flipping?
A quick screen for maximum purchase price: pay no more than 70% of the after-repair value (ARV) minus rehab costs. On a $425,000 ARV with $80,000 of rehab, the max allowable offer is $217,500. It approximates profit after financing, holding, and selling costs. Run the full numbers before you write the offer.
How is cash-on-cash return calculated?
Annual pre-tax cash flow divided by total cash invested (down payment plus closing and setup costs). It measures the return on the money you actually put in, not the property price, which is why leverage changes it so dramatically.
What counts as NOI on a rental?
Net operating income = rental income minus operating expenses: vacancy, management, repairs, taxes, insurance, HOA. It excludes mortgage payments and capital expenditure reserves. NOI drives cap rate and DSCR. The two numbers appraisers and lenders quote.
What DSCR do lenders require?
Most DSCR lenders want 1.20-1.25: your property’s NOI must cover the proposed debt service by 20-25%. Below 1.0 the property doesn’t cover its own payment. Higher DSCR generally unlocks better pricing and higher leverage.
What is the cash conversion cycle on a flip?
The number of days your capital is locked in a project: renovation days plus days on market and escrow, minus the float your vendors and lender draws give you. A 120-day cycle means the same capital can only do ~3 deals a year; cut 30 days and you’ve added a deal without adding a dollar.
What LTC and LTV do private and hard money lenders allow?
Most private money lenders cap loans around 85-90% of total project cost (LTC) and 70-75% of after-repair value (LTV). Both tests must pass; whichever is lower sets your maximum loan. Stronger ratios and clean project books typically get faster approvals and better pricing.
How does loan amortization work on a rental mortgage?
Each fixed payment splits between interest and principal. Early on the split is mostly interest; the principal share grows every month as the balance falls. Extra principal payments shorten the payoff and cut total interest. In clean books the split is recorded monthly: interest to expense, principal against the loan balance, escrow to its own account.
Are these calculators financial advice?
No. They’re educational estimates using standard industry formulas and your inputs. Verify every deal with your own numbers, your lender, and your CPA. GSD Accountants is not a CPA firm and does not provide investment or lending advice.
Like these numbers? Your books should produce them automatically.
Per-property P&L, true flip profit, DSCR-ready financials. Every month, without a spreadsheet. Prices published.
See pricing