Real Estate Investor Toolkit calculators

ARV & Comparable Sales Analyzer

Enter up to five verified sold comparables. Adjust each sale price for differences relative to the subject property. Positive adjustments mean the subject is more valuable than the comp.

Subject property address (optional)Subject square feet

Sold comp / address	Sale price ($)	Comp sqft	Adjustment ($)

Estimated ARV from adjusted comparable prices

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Use recent, nearby, genuinely comparable closed sales. Adjustments are investor estimates, not appraisals. This calculator does not retrieve MLS data or verify sale prices. A range based on comp spread is not a statistical confidence interval.

Maximum Allowable Offer

For a flip: estimate your maximum purchase price based on expected resale proceeds, costs, and target profit. This is a full-cost model, not an automatic “70% rule.”

Expected resale price / ARV ($) Repair budget ($) Repair contingency (%) Buying closing costs ($) Holding and financing costs ($) Selling costs (% of resale) Desired profit ($)

Maximum allowable purchase offer

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Does not account for income taxes, unforeseen title issues, or financing structures not captured in holding costs. A negative result means the deal fails these assumptions even at a $0 purchase price.

Rental Property Cash Flow Analyzer

Monthly income and expenses, annual NOI, cap rate, cash-on-cash return, and DSCR. Enter total acquisition and financing information for return calculations.

Monthly rent ($) Other monthly income ($) Monthly property tax ($) Monthly insurance ($) Monthly utilities / HOA / other ($) Monthly mortgage debt service ($) Vacancy reserve (%) Maintenance reserve (%) Management allowance (%) Capital expenditures reserve (%) Total property cost / value ($) Total cash invested ($)

Estimated monthly cash flow after debt service and reserves

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NOI excludes debt service and capital expenditures. Cash flow includes both. DSCR uses NOI divided by debt service; some lenders use different underwriting conventions. Taxes and insurance should not also be included in mortgage debt service.

Rehab Budget & Contingency Calculator

Build a category-level repair estimate. Enter combined labor and materials, then add contingency and carrying costs.

Repair category	Estimated cost ($)

Contingency (%)Permits, inspections, other ($)Carrying costs during renovation ($)

Estimated total rehab project budget

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Structural, foundation, water intrusion, asbestos, lead paint, and major system defects may require specialist inspections. These estimates are not contractor bids.

Square footage is a reference only: adjust comparable prices manually for size differences. ARV is the average adjusted sale price. Rental percentage allowances use rent plus other income. No investment results are guaranteed.