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Free Real Estate Deal Analyzer

Real Estate Deal Analyzer —
Run Any Strategy.

Flip, BRRRR, or rental — same engine, same property, three different exits. Toggle a deal through every strategy and pick the one that actually pencils. Built by an active operator running 70+ doors and a flip company.

Defaults: 90% purchase + 100% rehab on hard money, 6% sale commission, 30 days on market, $35k desired profit, 1% TRR buffer. Sign up to override every assumption.

Live Analysis
Marginal
All-In Cost
$189,962
Purchase + closing + rehab + holding
MAO (70% Rule)
$111,588
Max allowable offer to hit profit target
Sale Proceeds
$216,550
ARV minus commission + closing + TRR
Holding Costs
$6,702
Over 120 days hold
Net Profit
$26,588
After every cost line
Net ROI
98.6%
Return on $26,962 cash in
Save deal, run AI scope, export draw request PDF.
7-day free trial · No card charged until day 8 · Cancel anytime
Start Free Trial →

Why One Tool That Runs All Three

Deals do not pre-sort themselves by strategy. Wholesalers send the same property to a flipper list, a rental buyer list, and a BRRRR investor list at the same time. The property does not know what it is going to become.

Most calculator workflows force you to pick a strategy on the front end. DealCheck's flow is: pick property type → pick analysis type → input data. You commit before you have the numbers. That works fine if you already know what you are doing with the deal.

The way I actually run deals: a wholesaler sends me an address. I throw it into the analyzer. I run it as a flip — does the spread work, would I net $35k+? I run it as a BRRRR — can I pull all my cash back out at refi? I run it as a rental — does it cash flow at retail, can I just buy and hold? Whichever strategy wins is the offer I send.

The same set of inputs — purchase price, closing, rehab budget, ARV, monthly rent — flows through all three strategies. You change strategy on the tab bar above. The numbers update. The verdict updates. The whole point is to see all three side-by-side before deciding.

Operators with deal volume need this. If you analyze 30 properties a week, every minute of friction costs you. The strategy-first workflow is friction. The same-property-three-exits workflow is fluid.

Side-by-Side — What Each Strategy Is Actually Measuring

Fix and Flip

Question: Can I buy, rehab, and resell within 6–9 months for a real net profit?

Key metrics: Net profit, net ROI, MAO (max allowable offer).

What kills it: Hard money interest on a project that runs long. Soft ARV when comps move. Scope creep. The deal that pencils at 90 days dies at 180.

BRRRR

Question: Can I buy + rehab + hold for less than 75% of ARV, get all my cash back at refi, and still cash flow on the new mortgage?

Key metrics: All-in cost vs. 75% of ARV, refi loan amount, cash out at refi, money left in deal, monthly cash flow, cash-on-cash on stuck capital.

What kills it: Buying too high on the front end. Rehab overruns that push all-in cost above 75% of ARV. Soft ARV at appraisal. Rent that does not cover the new mortgage plus reserves.

Rental

Question: Does this property cash flow on retail financing with honest expense reserves?

Key metrics: Monthly cash flow, cash-on-cash, cap rate, NOI, DSCR, break-even occupancy.

What kills it: Phantom cash flow from skipped reserves (CapEx, maintenance). Vacancy higher than modeled. Property tax reassessment at year 2. Insurance premium hikes after a roof claim.

Running the same property through all three is how you find the right exit. A deal that flips well rarely cash-flows well as a rental. A deal that cash flows beautifully often does not have enough spread to flip. The BRRRR sits in the middle — needs both a flip-grade purchase and rental-grade exit math.

How This Compares to DealCheck

DealCheck is the closest competitor. I've used it. It is a real product.

Where DealCheck wins: mobile app (iOS + Android), property data auto-import from MLS, $10/mo entry tier. If you want a quick screener on your phone while you are driving for dollars, DealCheck is faster.

Where Value Add Calculator wins: BRRRR math is more accurate (real hard money cost, draw-schedule approximation, time-weighted holding costs). Rental reserves are honest by default. After the offer is signed, VAC handles scope of work, expense tracking against budget, lender draw request PDFs, and pipeline rollup — DealCheck does none of that.

Honest take: a lot of operators use both. DealCheck on the phone for screening, VAC on the laptop for running the actual deal. They solve different problems.

The detailed feature-by-feature comparison lives on the DealCheck alternative page — including where DealCheck is clearly the better buy.

What You Get When You Sign Up

The free analyzer runs one property across three strategies. The paid tool runs your pipeline plus the operations side of every deal.

Save & compare unlimited deals
Underwrite a property, save it, compare scenarios side-by-side. Same property, three strategies, one decision view.
AI Scope of Work from photos
Upload property photos, get a line-item rehab scope back with labor + materials estimates. Pro: 20/month. Team: 100/month.
Pipeline dashboard (Kanban)
Every deal across every strategy in one board. Analyzing → Under Contract → Funded → Rehab → Exit. See the whole pipeline at a glance.
Portfolio dashboard
Every rental rolled into NOI, cash flow, cap rate, vacancy across the portfolio. The number you need when a partner asks how the portfolio is doing.
Expense tracker vs. budget
Once a deal is live, log every receipt against SOW line items. Watch budget vs. actual in real time on flips and BRRRRs. Track opex vs. budget on rentals.
Lender draw request PDFs
Itemized draw packages formatted the way hard money lenders actually accept. No more hand-built Word docs that get kicked back.
Start 7-Day Free Trial

Solo $49/mo · Pro $97/mo · Team $157/mo · No card charged for 7 days

Deal Analyzer FAQ

What is a real estate deal analyzer?+
A deal analyzer underwrites a property against one or more investment strategies — flip, BRRRR, rental — and tells you whether the deal pencils before you put any money down. Inputs are purchase price, rehab budget, ARV or rent, financing terms. Outputs are profit, cash flow, cash-on-cash, cap rate, DSCR — the metrics that decide whether to move on the deal or pass.
Why use one tool for flip, BRRRR, and rental instead of three separate ones?+
Because deals do not pre-sort themselves by strategy. The same property can be a flip, a BRRRR, or a buy-and-hold rental depending on how the math runs. You should be looking at all three before deciding. The DealCheck workflow forces you to pick a strategy first. The tool above lets you toggle the same property through every strategy and pick the one that wins. That is how operators actually think.
How does this compare to DealCheck?+
DealCheck is a great quick screener — mobile, fast, cheap. Where this tool wins: BRRRR-specific math is more accurate, hard money cost is modeled honestly, and signup unlocks scope-of-work generation, expense tracking vs. budget, and lender draw request PDFs. DealCheck stops at the offer. VAC runs the whole deal. Detailed comparison on /dealcheck-alternative.
Is the math the same across all three strategies?+
Same engine, different outputs. Purchase price, closing costs, rehab budget, and ARV flow through every strategy. Flip output focuses on net profit and ROI. BRRRR adds refinance math — refi loan amount, cash out at refi, money left in deal. Rental adds operating reserves and cash flow metrics — NOI, cash-on-cash, cap rate, DSCR. When you toggle strategies on the same property, the underlying inputs are the same.
Do I need to sign up to use the deal analyzer?+
No. The analyzer above is free and runs in your browser across all three strategies. Sign up only if you want to save the deal, compare scenarios side-by-side, run AI-generated scope of work from photos, track expenses against budget once the deal is live, or export lender-ready PDFs. Signup includes a 7-day free trial — no card charged until day 8.
What is the difference between cash-on-cash and ROI?+
Cash-on-cash is annual cash flow divided by total cash invested — used on rentals where the property is held long term. ROI on a flip is net profit divided by total cash in over the project duration — usually 6–12 months. Cash-on-cash compounds over years. ROI is the lump-sum return on the flip exit. Both matter, neither replaces the other.
Why are competitor calculators so different from this one?+
Two reasons. One, most are built by software companies whose founders haven't closed a deal — so they miss cost lines you only feel after operating. Two, many are top-of-funnel for hard money lenders — the calculator exists to push you into a loan quote, so the assumptions favor the loan product. This tool is built by an active operator running 70+ rentals and an active flip company. The default assumptions match what real deals actually cost.
Can I use this on my phone?+
Yes, the calculators above are responsive and work on mobile browsers. There is no native iOS or Android app yet — that is on the roadmap. If you need a mobile-first experience, DealCheck has a polished native app and runs $10/mo. If you need the underwriting depth plus full deal management — pipeline, expenses, draw requests, scope of work — this is the tool.

Related

Fix and Flip Calculator
MAO, profit, ROI, holding costs — flip-only deep dive.
BRRRR Calculator
Full BRRRR math — refi cash out, money left in deal.
Rental Property Calculator
Cash flow, CoC, cap rate, DSCR — buy-and-hold deep dive.