Real Estate Analysis — Clarity. Confidence. Close.

Real Estate Analysis

This tool helps you understand the full financial picture of a property you're considering — whether you're buying it as a home or investing. To get started, select how you're planning to use it.

Primary Residence 🏡

I'm buying this as my home

Understand what you can truly afford, compare buying vs renting, and see the full cost of ownership — not just the mortgage.

Investment Property 📊

I'm buying this to generate returns

Analyze a flip, long-term rental, or short-term rental. Compare all three strategies side by side.

1 The Property

?Home PriceThe purchase price you're considering.Home Price

?Annual Property TaxLook this up for the specific property. Varies widely by county.Annual Tax

?Annual InsuranceHomeowner's insurance. Typically $800-2,000/yr.Annual Insurance

?Annual HOAEnter 0 if none.Annual HOA

?Monthly UtilitiesElectric, gas, water, trash. $200-500/mo typical.Monthly Utilities

?Maintenance ReserveBudget 1% of home value per year for repairs. Most buyers forget this.Maintenance

?Interest RateYour mortgage rate. Get a current quote from your lender.Interest Rate

?Loan Term30 years is standard. 15-year has higher payments but far less total interest.Loan Term

2 Down Payment Scenarios

Down Payment %

Down Payment $

Quick pick:

3 True Monthly Cost of Ownership

True Monthly Cost

-

Everything included

What Most Buyers Expect

-

Principal & Interest-

Property Tax-

Insurance-

HOA-

PMI (if <20% down)-

Utilities-

Maintenance Reserve-

Total Monthly-

4 Total Cost of the Loan

A - home at 7.25% over 30 years costs - in total payments.

Loan Amount

Total Interest

Total Paid

+$200/mo Saves

5 Rent vs. Buy Analysis

Current Monthly Rent

?Annual Rent IncreaseHow much rent increases each year. National avg 3-5%.Annual Rent Increase

?Home AppreciationExpected annual value increase. National avg 3-4%.Home Appreciation

?Alt. Investment ReturnWhat your down payment earns if invested instead. S&P 500 avg ~7% after inflation.Alt. Return

⚖️

Analyzing...

Enter your numbers above.

VERDICT

Buying

5-Yr Net Worth Impact

Break-Even Year

Home Value (Yr 5)-

Equity Built-

Total Payments (5 yrs)-

Net Proceeds if Sold-

Renting

5-Yr Net Worth Impact

Monthly Difference

-

Total Rent Paid (5 yrs)-

Down Payment Invested-

Investment Growth-

Renter Net Worth Gain-

6 Closing Cost Estimator

Cash needed beyond your down payment

Know this before you make an offer.

Total Closing Costs

-

Lender Fees

Origination (1%)	-
Appraisal	$500
Credit Report	$50
Title Insurance	-
Escrow / Settlement	-

Prepaids & Reserves

Prepaid Interest (15d)	-
Tax Escrow (3 mo)	-
Insurance Escrow (14 mo)	-
Inspection	$400
Total	-

Total cash needed at closing: - (down payment + closing costs)

1 Property Type

🏠

Single Family

One unit. Flip, rent long-term, or run as a short-term rental.

Selected

🏢

Multi-Family

2–20 units. Duplex, triplex, small apartment building. Rental analysis with per-unit configuration.

2 The Property

?Purchase PriceThe contracted price you'll pay to acquire the property. Everything flows from this number.Purchase Price

?After Repair Value (ARV)What the property will be worth fully renovated. Your ceiling on a flip. Be conservative — an optimistic ARV is how investors lose money.ARV

?Rehab CostEstimated total renovation cost. Always add a contingency — rehabs almost always run over.Rehab Cost

?Rehab ContingencyExtra % for surprises. 10–15% is standard. Use 20% for older homes or uncertain scopes. This money gets spent.Contingency

?Annual Property TaxLook this up — don't estimate. Property taxes vary wildly by market and county and directly affect every strategy's cash flow.Annual Property Tax

?Annual InsuranceAnnual landlord/investment property policy. Typically $800–2,000/yr. Not the same as homeowner's insurance — make sure you have the right policy.Annual Insurance

?Annual HOAHomeowners association fees. Enter 0 if none. Non-negotiable — model at full cost. Also verify HOA rules before buying for STR.Annual HOA

?Monthly Utilities (Flip/STR)Estimated monthly utilities while holding. Used for flip holding cost calculation and STR operating costs. LTR tenants typically pay their own utilities.Monthly Utilities

3 Financing

💰 Financing Details 20% down · 7.5% · 30 yrs

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?Down Payment% of purchase price paid upfront. Investment properties typically require 20–25% for conventional financing.Down Payment

?Interest RateMortgage or hard money rate. Investment rates run 0.5–1% above primary residence rates.Interest Rate

?Loan TermFor rentals: 30 years standard. For hard money flips: typically 12 months.Loan Term

?Buying Closing CostsTitle, escrow, inspection, lender fees. Typically 2–3% of purchase price.Closing Costs

4 Pick Your Strategy

🔨

Flip

Buy, renovate, and sell for profit. Analyze net profit, ROI, and break-even.

🏠

Long-Term Rental

Hold as a rental. Analyze cash flow, CoC return, and 10-year equity.

🏖️

Short-Term Rental

Airbnb or VRBO. Analyze occupancy, nightly rate, and revenue vs expenses.

⚖️

Compare All

Flip vs LTR vs STR side by side. Find the best strategy for this deal.

5 Flip Details

Loan Type

?Holding PeriodMonths from purchase to closing the sale. Every extra month costs holding costs.Holding Period

?Selling CostsAgent commissions + closing costs on sale side. Typically 8–10%. The number most beginners forget.Selling Costs

?Loan PointsUpfront fee as % of loan. 1 pt = 1%. Conventional: 0–1 pts. Hard money: 2–3 pts.Loan Points

Estimated Holding Costs (auto-calculated)

Interest/mo

—

Tax/mo

—

Insurance/mo

—

Utilities/mo

—

Total monthly holding cost

—

5 Rental Details

?Monthly RentMarket rent after rehab. Be conservative — overestimating rent is a top investor mistake.Monthly Rent

?Vacancy Rate% of year unit sits empty. 8% ≈ 1 month/year. Use 10–12% first year or softer markets.Vacancy

?Property Management% of collected rent. Typically 8–10%. Model it even if self-managing — you won't always.Prop Mgmt

?CapEx Reserve% for big-ticket repairs: roof, HVAC, water heater. 8–12% standard. Don't skip this.CapEx

?Maintenance Reserve% for ongoing repairs. 5–8% common post-rehab.Maintenance

?Annual AppreciationExpected annual value increase %. National avg 3–4%. Long-term projections only — don't count on appreciation to make a deal work.Appreciation

?Annual Rent GrowthExpected annual rent increase %. National avg ~2–3%. Used in projections.Rent Growth

ℹ️ Property tax (—), insurance (—), and HOA (—) pulled from Step 1.

5 Short-Term Rental Details

?Avg Nightly RateBlended average across peak and off-peak. Don't use your best-case rate as the average.Avg Nightly Rate

?Occupancy Rate% of nights booked annually. 60–65% is realistic. 75%+ is a top performer. Don't use best-case.Occupancy Rate

?STR ManagementSTR managers charge 20–30% of gross revenue vs 8–10% for LTR. High because of guest communication and turnover coordination.STR Mgmt

?Platform FeeAirbnb charges ~3% host fee. VRBO varies. Deducted from gross revenue before management fee.Platform Fee

?Cleaning Fee / StayCost per guest turnover. At 62% occupancy on avg 3-night stays, you're turning over ~75 times/year. Adds up fast.Cleaning/Stay

?Avg Stay LengthAverage nights per booking. Used to calculate cleaning frequency. Typical STR is 2–4 nights.Avg Stay Length

?Furnishing CostOne-time cost to fully furnish: furniture, linens, kitchen, decor. Typically $15–30K for a SFH. Added to cash required.Furnishing Cost

?Monthly UtilitiesSTR landlord pays all utilities. Budget $200–500/mo. Higher than LTR because guests use more.Monthly Utilities

?Monthly SuppliesConsumables restocked monthly: toiletries, paper goods, coffee, etc. $50–150/mo typical.Monthly Supplies

?STR InsuranceAnnual short-term rental policy. More expensive than landlord insurance — budget $1,500–3,000/yr.STR Insurance

?Annual License / PermitMany cities require STR permits and annual fees. Research your market — some cities ban STR entirely.License/Permit

?CapEx Reserve% of revenue for big-ticket repairs. Use 6–10% — STR guests cause more wear and tear than LTR tenants.CapEx Reserve

?Annual AppreciationExpected annual value increase %. National avg 3–4%.Appreciation

?Nightly Rate GrowthExpected annual increase in nightly rate. STR rates typically grow 2–5% annually in strong markets.Rate Growth

ℹ️ Property tax (—), insurance uses STR policy above, HOA (—) pulled from Step 1.

5 Strategy Details

Flip

?Holding PeriodMonths to close the sale.Hold Period

?Selling CostsAgent + closing on sale side. Typically 8–10%.Selling Costs

?Monthly Holding CostsAll monthly costs while you own.Monthly Hold

?Hard Money PointsUpfront fee as % of loan. Enter 0 for conventional.HM Points

LTR

?Monthly RentMarket rent after rehab. Be conservative.Monthly Rent

?Vacancy Rate% of year unit sits empty. 8% ≈ 1 mo/yr.Vacancy

?Property Management% of collected rent. 8–10% typical.Prop Mgmt

?CapEx + MaintenanceCombined % for repairs and replacements. 15–20% total is standard.CapEx+Maint

?Annual Fixed CostsProperty tax + insurance + HOA combined annual total. Look up the actual tax number.Annual Fixed Costs

STR

?Avg Nightly RateBlended avg across peak and off-peak.Nightly Rate

?Occupancy Rate% of nights booked. 60–65% realistic.Occupancy

?STR ManagementSTR managers charge 20–30% of revenue.STR Mgmt

?Platform FeeAirbnb ~3% host fee.Platform Fee

?Monthly Operating CostsCleaning + supplies + utilities per month. Combined estimate.Monthly Ops

?Annual Fixed CostsSTR insurance + tax + HOA + permit. Annual total.Annual Fixed

5 Unit Configuration

Multi-Family

Configure your units — income aggregates automatically

?Total UnitsTotal number of rentable units in the building — includes all unit types. A duplex = 2, triplex = 3, etc.Total Units

?Average Rent Per UnitAverage monthly rent across all units. If you have mixed unit types, use a weighted average — e.g. 3 units at $1,200 and 1 unit at $1,500 = ($3,600 + $1,500) ÷ 4 = $1,275 avg.Avg Rent / Unit

Total monthly gross rent —

Operating Expenses (applied across all units)

?Vacancy Rate% of year each unit sits empty on average. Multi-family typically runs lower vacancy than SFH — 5–7% is common for stabilized properties.Vacancy

?Property Management% of collected rent. Multi-family management is typically 6–8% — slightly lower than SFH because of economies of scale.Prop Mgmt

?CapEx Reserve% of collected rent for capital expenditures. Multi-family has shared systems (roof, HVAC, plumbing) — 8–10% is standard.CapEx

?Maintenance Reserve% of collected rent for ongoing repairs. Multi-family tends to require more maintenance per dollar than SFH.Maintenance

?Common Area UtilitiesMonthly cost of utilities for common areas, exterior lighting, etc. Enter 0 if tenants pay all utilities.Common Utilities/mo

?Annual AppreciationExpected annual value increase. Multi-family in strong rental markets often appreciates faster than SFH because value is tied to income.Appreciation

?Annual Rent GrowthExpected annual rent increase across all units. National avg ~2–3%.Rent Growth

ℹ️ Tax (—), insurance (—), HOA (—) from Step 2.