Free Real Estate Deal Analyzer

Underwrite a rental, a BRRRR, a flip, or a property you already own — before you write the offer. The analyzer pulls the live 30-year mortgage rate and the 10-year Treasury yield, then puts cash-on-cash return, cap rate, DSCR, NOI, monthly cash flow, and five-year IRR on a single screen. Built by Andreas Mueller, a Nashville investor-broker who has been buying and developing since 2008, because most deal calculators either oversimplify the math or bury you in it.

How to underwrite a rental property

Underwriting is just writing down every dollar in and every dollar out, then checking what is left. Most bad deals survive because someone skipped a line — vacancy, capital expenditures, management, or a reserve for the roof that is already fifteen years old. The analyzer forces those lines onto the page.

Net operating income (NOI)

Gross rent plus other income, minus vacancy, minus every operating expense: property taxes, insurance, management, maintenance, any utilities you cover, and a capital expenditure reserve. NOI deliberately excludes your mortgage payment, which is what makes it comparable across properties financed differently.

Cap rate

NOI divided by purchase price — the unlevered yield of the building itself. Useful for comparing two properties in the same submarket. Misleading across markets, since a 7% cap in a shrinking city is not obviously better than a 5% cap somewhere people are still moving to.

Cash-on-cash return

First-year cash flow divided by the cash you actually brought to closing — down payment, closing costs, and rehab. This is the number that answers what your money is earning, and it is the one the Deal Heat Index weighs most heavily.

Debt service coverage ratio (DSCR)

NOI divided by annual principal and interest. Investment lenders generally want 1.20 or better, and DSCR loan programs price directly off this number. Below 1.0 the property does not cover its own debt and the shortfall comes out of your pocket every month.

Monthly cash flow

What lands in your account after the mortgage is paid. Positive cash flow does not automatically make a good deal and negative cash flow does not automatically make a bad one — but you should know which one you signed up for before closing rather than after.

Four ways to run the numbers

Buy and hold

A rental you intend to keep. Alongside the year-one snapshot, the analyzer projects appreciation, loan paydown, depreciation and its tax shield, and five-year IRR, so you can see total return rather than just this month's cash flow.

BRRRR

Buy, rehab, rent, refinance, repeat. The questions that decide a BRRRR are how much of your original cash comes back out at refinance, and what the payment looks like on the new loan at today's rate rather than the rate you wish existed.

Fix and flip

Purchase, rehab, holding costs, and selling costs measured against after-repair value. Includes a remodel planner so the construction schedule and the budget live in the same place, because holding costs are what quietly eat flip margin.

A property you already own

The hold-versus-sell question. Compares keeping the property against selling and redeploying the equity elsewhere, including a 1031 exchange, so the decision rests on return on equity rather than on what you originally paid.

Common questions

What is a good cash-on-cash return?

It depends on what else you could do with the money, which is why there is no universal answer. This analyzer treats roughly 6% as the floor worth pursuing, on the reasoning that below that you are not being paid enough for the work, the risk, and the illiquidity of owning a building.

What DSCR do lenders require?

Most investment lenders look for 1.20 or higher, though the threshold moves with the loan program and the strength of the rest of your file. The analyzer shows DSCR on every rental scenario so you know before you apply.

Does this use current mortgage rates?

Yes. The 30-year fixed rate refreshes automatically each weekday from Mortgage News Daily, and the 10-year Treasury yield is shown next to it for context. You can override the rate at any time with an actual quote from your lender, which is what you should underwrite to once you have one.

Can I save or share the analysis?

Yes. Every scenario exports to a branded PDF you can send to a lender or a partner, or to CSV if you would rather keep working in a spreadsheet.

Found a deal worth buying?

Numbers get you to a shortlist. Getting the property takes someone who knows the submarket, the contractors, and which listings are actually negotiable. I'm Andreas Mueller — if you are buying in Nashville, book a strategy call and bring your analysis with you.