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The Deal Calculator turns a property into a full investment analysis. Pick Rental or Flip, choose which price to analyze against, and the calculator combines ARV, rent, rehab, buying and selling costs, monthly expenses, and financing into live return metrics. It can also run in reverse: set the return you want and the Max Offer (Target) basis solves for the most you can pay to hit it.
Key things to know
  • Toggle Rental / Flip in the header; each mode keeps its own inputs, targets, and outputs.
  • Pick a Price Basis: List, Offer, Max Offer (Target) (reverse-solves your max price), or What if (any price you type).
  • Admins can pin the current mode or price basis with the pin icon so new analyses open on that choice, and set the default ROI targets with the gear icon in the Max Offer (Target) panel.
  • Expense and loan defaults come from Basic Setup: Financial Presets and Financing (Loans).
  • Everything you change is a local draft until you click Save. Closing with unsaved edits prompts you to save or discard.
Related settings: Defaults come from Basic Setup > Financial Presets, Basic Setup > Financing (Loans), and Advanced Settings > Deal Terms.

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What’s inside the calculator

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What Max Offer (Target) means

When you switch the price basis to Max Offer (Target), you stop asking “what do I earn at this price?” and start asking “what is the most I can pay to earn what I want?” You enter a return target (a percent, or for flips optionally a dollar profit) and the calculator reverse-solves the maximum purchase price that still hits it, given your current rehab, costs, and rent or ARV. The solver deliberately excludes financing - loan payments and loan closing costs do not move the Max Offer price. That keeps it a property-level number you can compare across deals regardless of how each one would be financed. See Open & Price Basis for the full breakdown.

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In this section

Open & Price Basis

Open the calculator, choose Rental or Flip, pick a price basis, and set ARV and rent sources.

Costs & Financing

Build the rehab estimate, set buying and selling costs, expenses, and loans.

Outputs & Saving

Read the KPI cards for each mode, save analyses, and export reports.

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Common questions

The Offer basis activates once an offer exists on the property. Add a My Offer amount first, then switch to Offer.
The solver needs valid inputs: a target percent (or dollar profit for flips), plus a usable ARV for flips or rent and expenses for rentals. Fill in the missing piece and the target price appears.
By design. Target-price solving ignores financing entirely, including loan closing costs. Buying costs still affect the target, but anything inside the Financing panel does not.
Click Save in the calculator. Properties not yet saved to your pipeline keep only a local draft; once the property is saved, the analysis persists with it and reopens the same everywhere the property appears - Deal Hub, Deal Pipeline, and Messages.
Flip ROI is unlevered: profit divided by total project cost, with financing excluded. CoC (cash-on-cash) is levered: profit divided by the actual cash you put in with your loans. Use ROI to compare deals and CoC to judge the return on your own money.
No. Each mode keeps its own forecast, targets, and financing-sensitive inputs. Switching modes swaps the whole context and switching back restores what you had.
From your org’s Basic Setup: expense presets from Financial Presets and loan scenarios from Financing (Loans). Default mode, price basis, and ROI targets are set inside the Deal Calculator (pin icons and the gear in the Max Offer (Target) panel). Everything can be overridden per deal.

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Limitations

  • The calculator is an underwriting model, not a guarantee: rent estimates, ARV, and appreciation are assumptions you should sanity-check against local knowledge.
  • Target-price solving excludes financing by design; a deal that pencils at the target price may still cash-flow differently depending on the loan you actually use.
  • Saving requires the property to be in your pipeline. From Deal Hub or Lookup, use Save to Edit first.