Value Add Calculator
Value Add Calculator —
The Real One.
Underwrite a value add deal end-to-end — flip, BRRRR, or stabilize-and-hold. Real acquisition + rehab + financing + refi math. Built by an active investor, not a software founder guessing.
Free Preview6 inputs. The full Value Add Calculator has 60+ inputs across acquisition, financing, rehab, sale, and refi — plus scenario analysis, AI scope-of-work, comps, draw-request PDFs, and portfolio tracking.See what's inside
Defaults: 90% purchase + 100% rehab on hard money at 11% / 2pts, 75% LTV refi at 7%, 5% vacancy, 8% management, 5% maintenance reserve, 5% CapEx reserve. Sign up to override every assumption.
Live Analysis
Weak Deal
All-In Cost
$182,188
Purchase + closing + rehab + holding + HM
Refi Loan
$176,250
75% of ARV
Cash Out at Refi
-$9,938
Negative = cash stuck
Money Left in Deal
$9,938
Not a full BRRRR
Monthly Cash Flow
-$49
Negative — fix rent or expenses
Cash-on-Cash
-6.0%
Weak return on cash left in deal
Want to save this deal, run AI scope-of-work, and export a lender PDF?
7-day free trial · No card charged until day 8 · Cancel anytime
Free Preview vs Full VAC
What You're Seeing Above is ~10% of the Product.
The free preview runs the same math as the full tool — it just exposes a fraction of the inputs and none of the operational features. Here's what the full Value Add Calculator ships with:
Free Preview
Full Value Add Calculator
Inputs
6 numbers
✓ 60+ inputs across acquisition, financing, rehab, sale
Scenarios
Single deal
✓ Base / Best case / Worst case auto-modeled
Rehab
Lump-sum estimate
✓ Line-item SOW with labor + materials (or AI from photos)
Comps
—
✓ Sale comps + AVM auto-pulled, AI-triaged
AI Coaching
—
✓ AI Deal Coach + AI Insights per deal
Strategy verdict
One strategy at a time
✓ Flip vs BRRR vs Rental side-by-side with 10-yr wealth projection
Reports
—
✓ Branded lender-grade draw request PDFs
Portfolio
One deal
✓ Multi-property dashboard — rent, occupancy, equity, refi-out
Try the Full Tool — 7-day Free Trial
No card charged until day 8. Cancel any time.
Inside The Full Tool
The Actual Deal Page You Get After Signup.
Sidebar nav · AI Deal Grade · full input panel · live results · scope of work · comps · expense tracker · tasks · activity feed · branded PDF export.
What Value Add Actually Means
Value add is buying a property below its potential and doing the work to close the gap. The work might be physical (rehab), financial (raising rents, refinancing into a better loan), or operational (fixing vacancy, stabilizing a building that was being poorly managed). The point is you are the one creating the value — not the market.
Three forms of value add show up over and over:
- Fix-and-flip. Force appreciation through rehab, exit through retail sale. The value add is the rehab. The metric is net profit after all costs.
- BRRRR. Force appreciation through rehab, refinance into long-term debt at the new ARV, hold for cash flow. The value add is rehab plus the refi that recycles your capital. The metric is money left in the deal (you want zero) and cash-on-cash on whatever is left.
- Stabilize-and-hold. Take an underperforming building — high vacancy, low rents, deferred maintenance — and stabilize it. The value add is operational. The metric is the spread between old NOI and new NOI.
A real value add calculator handles all three because operators don't pick one and stay there. Most of my pipeline at any given time has a flip, a BRRRR, and a hold all moving in parallel.
Why Most Real Estate Calculators Don't Cut It
Most online real estate calculators have one of three problems:
- They were built by lenders. RehabFinancial, FirstEquityFunding, NewSilver — these are lender lead-gen pages with a calculator slapped on. They want your contact info. The calculator is a means to an end. The math is intentionally generic.
- They were built by content sites. BiggerPockets has a calculator. So does InvestFourMore. They are fine for a quick rough cut. They are not the tool you run a portfolio with — no save, no scope, no expense tracking, no draw requests.
- They cover one strategy.A BRRRR calculator. A rental calculator. A flip calculator. As an operator your deals don't come pre-sorted by strategy. You see a property and you have to figure out whether it's a flip, a BRRRR, or a hold. One tool that does all three with consistent math is non-negotiable.
This tool was built by an operator running 70+ units. Every feature is downstream of a deal where the existing software was either wrong or missing.
What's Inside Value Add Calculator
The calculator above is one piece. The full tool runs the whole deal.
Three strategy calculators
Fix-and-flip, BRRRR, long-term rental. Strategy-specific math and strategy-specific verdicts. Switch a deal from flip to BRRRR with one click.
AI Scope of Work generator
Upload property photos, get a line-item rehab scope with labor + materials estimates. Saves hours of manual scoping per deal.
Expense tracker vs. budget
Once the deal is live, track every receipt against your SOW line items. Watch budget vs. actual in real time, by category.
Lender draw request PDFs
Itemized draw request packages formatted the way banks want them. One click, ready to email.
Deal pipeline + portfolio
Every deal in one Kanban — analyzing, under contract, active rehab, closing. Portfolio dashboard rolls it all up.
Investor share links
Read-only deal links for partners, lenders, JV investors. They see the deal without seeing your whole portfolio.
Start 7-Day Free Trial
Solo $49/mo · Pro $97/mo · Team $157/mo · No card charged for 7 days
FAQ
What is a value add real estate strategy?+
Value add means buying a property below its potential, doing the work to unlock that potential, and capturing the spread as equity or cash flow. The most common forms: fix-and-flip (force appreciation via rehab, exit through sale), BRRRR (force appreciation, refinance to recycle capital, hold for cash flow), and stabilization (raise rents, fix vacancy, sell or refinance at the new NOI).
What does a value add calculator actually calculate?+
For a flip: purchase price, rehab, holding costs, sale price, closing costs on both ends, financing costs, and net profit. For BRRRR: all of the above plus refinance loan amount, money left in the deal after refi, monthly cash flow, and cash-on-cash on remaining capital. For a rental: NOI, cap rate, cash-on-cash, and monthly cash flow. A real value add calculator does all three with consistent math.
How is this different from a regular rental calculator?+
Most "rental calculators" stop at cap rate and monthly cash flow. They assume you already own the property at the price you input. A value add calculator includes the acquisition, the rehab, the financing during rehab, the holding period, and the refinance or sale — because that is where the value is actually created. If your tool starts at "monthly rent" and "purchase price" with no rehab math, it is a yield calculator, not a value add calculator.
Is the value add calculator free?+
The single-deal calculator on this page is free and runs in your browser. To save deals, run multiple at once, generate AI scopes of work, or export lender-ready PDFs, you need an account — which starts with a 7-day free trial. Solo is $49/mo. Pro is $97/mo. Team is $157/mo.
Who built this?+
Cam Burke. I run 70+ rental units in Oklahoma City through Tuff Holdings, an active flip company (Tuff Homes), and the real estate team at Creative Homes Group. Every feature in this tool came from a deal I was running where the existing software broke, missed a number, or made me build a spreadsheet from scratch. There is no SaaS founder behind this guessing what investors need.
What deal types does it support?+
Fix-and-flip, BRRRR, long-term rental. Each has its own underwriting calculator with strategy-specific math and a strategy-specific verdict. The full tool also handles owner-finance deals, scope of work line items, expense tracking against budget, and lender draw requests.
Does it work for multifamily or just single-family?+
Both. The rental and BRRRR calculators support multi-unit input — enter each unit and its rent separately. For larger multifamily (5+ units), use the rental calculator for NOI and cap rate analysis. The tool is built around 1-4 unit residential, which is the deal size most operators are working at.
Why is it called Value Add Capital?+
Value Add Capital is the parent. The calculator is the product. The name reflects what the actual job is — adding value, not collecting yield. I am a value add operator. The tool is for value add operators.